10960 N 67th Ave #156 · Peoria, AZ 85304

$89,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 107 Days on market

Built 1978 Good condition 3,855 sqft lot $60/sqft · 41% above area Est $63k · 41% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to #156 in the gated Casa del Sol East, a 55+ community in Glendale. This well-maintained 2-bedroom, 2-bath home offers nearly 1,500 sq ft of comfortable living space and sits on a premium lot near the community pool, clubhouse, fitness center, and greenbelt. Recent improvements totaling over $40K include fresh interior paint, new flooring throughout, and beautifully updated bathrooms. The refreshed kitchen, updated lighting, and ceiling fans add style and function, while major updates like a newer roof (2019) and new water heater provide added peace of mind. Enjoy Arizona mornings on the new deck with views of nearby amenities. Move-in ready and thoughtfully updated, this home offers a great opportunity in a gated Glendale community. Financing available. Dimensions: 24 x 62

Key facts

• Gated community
• Recent upgrades
• Fitness center

Tags

• GATED COMMUNITY
• PREMIUM LOT
• RECENT UPGRADES
• NEW DECK
• COMMUNITY POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.3% in Peoria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#14 in AZ, #3,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D, health & safety F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.25% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.63%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $63,279
• List price: $89,000
• Delta: 40.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10960 N 67th Ave #155	0.04mi	2/2.0	1,488 (0%)	2mo	$20,000	$13	97
10960 N 67th Ave #81	0.12mi	2/2.0	1,440 (-3%)	2mo	$25,000	$17	88
10960 N 67th Ave #140	0.11mi	2/2.0	1,488 (0%)	11mo	$21,000	$14	85
10960 N 67th Ave #213	0.04mi	2/2.0	1,440 (-3%)	9mo	$45,000	$31	85
6960 W Peoria Ave #201	0.19mi	2/2.0	1,512 (+2%)	4mo	$63,000	$42	85
6960 W Peoria Ave #210	0.19mi	2/2.0	1,568 (+5%)	4mo	$87,000	$55	78
10960 N 67th Ave #22	0.04mi	2/2.0	1,388 (-7%)	11mo	$95,300	$69	78
6960 W Peoria Ave #101	0.19mi	2/2.0	1,456 (-2%)	12mo	$70,000	$48	78
10960 N 67th Ave #56	0.11mi	2/2.0	1,392 (-6%)	8mo	$55,000	$40	77
10960 N 67th Ave #39	0.12mi	2/2.0	1,344 (-10%)	6mo	$95,000	$71	73
10960 N 67th Ave #138	0.12mi	2/2.0	1,392 (-6%)	13mo	$38,000	$27	73
7344 W Peoria Ave #4	0.69mi	2/2.0	1,344 (-10%)	11mo	$32,500	$24	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.66×
• Total profit: $41,406
• Equity at exit: $13,270

10-year hold

• IRR: 45.3%
• Equity multiple: 4.73×
• Total profit: $92,891
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85304

• Rents YoY: -1.3%
• Active inventory: 125
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $968

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,030	-5% $999	+0% $968	+5% $938	+10% $907
Rent	-10% $810	-5% $889	+0% $968	+5% $1,047	+10% $1,127
Rate	-1.0pp $1,013	-0.5pp $991	base $968	+0.5pp $945	+1.0pp $922

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.27mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	13d	1	0.29mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	0.35mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	0.35mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	24d	1	0.37mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,395	$1.85	21d	1	0.59mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.60mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.68mi
6619 W Desert Hills Dr Glendale, AZ	3.0	2.5	1650	$1,750	$1.06	24d	1	0.70mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	24d	1	0.70mi
12083 N 66th Ave Glendale, AZ	3.0	2.5	1620	$2,100	$1.30	44d	1	0.73mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	17d	1	0.75mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	5d	1	0.77mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	2d	27	0.89mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	15d	1	0.90mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.90mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.90mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.92mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	24d	1	0.97mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	1.00mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	1.00mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.01mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	1.01mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	1.01mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	24d	1	1.10mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.11mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	1.12mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	1.12mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.12mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.14mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	1.15mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	44d	1	1.20mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	1.20mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.24mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	1.26mi
5733 W Mescal St Glendale, AZ	3.0	2.0	1734	$1,795	$1.04	17d	1	1.27mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.30mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.35mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	22d	1	1.38mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	5d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $89,000 Active 107 DOM
2. 2026-06-17
   days on market $89,000 Active 106 DOM
3. 2026-06-16
   days on market $89,000 Active 105 DOM
4. 2026-06-15
   days on market $89,000 Active 104 DOM
5. 2026-06-13
   days on market $89,000 Active 102 DOM
6. 2026-06-13
   days on market $89,000 Active 101 DOM
7. 2026-06-09
   days on market $89,000 Active 98 DOM
8. 2026-06-08
   days on market $89,000 Active 97 DOM
9. 2026-06-07
   days on market $89,000 Active 96 DOM
10. 2026-06-04
    days on market $89,000 Active 93 DOM
11. 2026-06-03
    days on market $89,000 Active 92 DOM
12. 2026-06-02
    days on market $89,000 Active 91 DOM
13. 2026-06-01
    days on market $89,000 Active 90 DOM
14. 2026-05-31
    days on market $89,000 Active 89 DOM
15. 2026-03-03
    listed $89,000 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to #156 in the gated Casa del Sol East, a 55+ community in Glendale. This well-maintained 2-bedroom, 2-bath home offers nearly 1,500 sq ft of comfortable living space and sits on a premium lot near the community pool, clubhouse, fitness center, and greenbelt. Recent improvements totaling over $40K include fresh interior paint, new flooring throughout, and beautifully updated bathrooms. The refreshed kitchen, updated lighting, and ceiling fans add style and function, while major updates like a newer roof (2019) and new water heater provide added peace of mind. Enjoy Arizona mornings on the new deck with views of nearby amenities. Move-in ready and thoughtfully updated, this home offers a great opportunity in a gated Glendale community. Financing available. Dimensions: 24 x 62

16. 2022-01-14
    soldstatus $78,000 Closed 374-char remark

    Show marketing remark (374 chars)

    Welcome home to this very spacious home on leased land inside a gated resort like community. Age restricted. Kitchen was updated and plumbing was updated in 2017. Walk in pantry, all appliances included. Plenty of storage and extra space for an office/den area. Storage shed and screened in patio to enjoy. Right across from the rec center. More photos coming soon

17. 2022-01-01
    historical Under Contract Accepting Backups 374-char remark

    Show marketing remark (374 chars)

    Welcome home to this very spacious home on leased land inside a gated resort like community. Age restricted. Kitchen was updated and plumbing was updated in 2017. Walk in pantry, all appliances included. Plenty of storage and extra space for an office/den area. Storage shed and screened in patio to enjoy. Right across from the rec center. More photos coming soon

18. 2021-12-18
    listed $85,000 Active 374-char remark

    Show marketing remark (374 chars)

    Welcome home to this very spacious home on leased land inside a gated resort like community. Age restricted. Kitchen was updated and plumbing was updated in 2017. Walk in pantry, all appliances included. Plenty of storage and extra space for an office/den area. Storage shed and screened in patio to enjoy. Right across from the rec center. More photos coming soon

19. 2021-11-05
    soldstatus $80,000 Closed
20. 2021-10-22
    historical Contract Contingent on Buyer Sale
21. 2021-10-14
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,051
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$2,589
• Taxable income: $10,848
• Est. tax owed @ 24.0%: −$2,604
• After-tax cash flow: $9,016/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath home in a gated 55+ community offers nearly 1,500 sq ft of comfortable living space and is move-in ready with recent updates.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — enhances the home's appearance and creates a fresh feel

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — enhances the home's appearance and creates a fresh feel ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 of 249 in AZ

Livability — Peoria

• Score: 76/100
• State rank: #14
• US rank: #3603

Category grades

Amenities D Commute A Cost of living C- Crime B Employment A Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, AZ
• County: Maricopa County · 4,537,380 people
• City population: 206,687
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 29,861
• Household income: $86,927
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 640.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 16% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.68%
• Current HPI: 310.0679
• Rent YoY: ▼ -1.30%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+18.7% since first listed

7 events — show timeline

• 2026-03-03 Listed $89,000 ARMLS
• 2022-01-14 Sold (MLS) $78,000 ARMLS
• 2022-01-01 Contingent — ARMLS
• 2021-12-18 Listed $85,000 ARMLS
• 2021-11-05 Sold (MLS) $80,000 ARMLS
• 2021-10-22 Contingent — ARMLS
• 2021-10-14 Listed $75,000 ARMLS