11411 N 91st Ave #60 · Peoria, AZ 85345

$15,000

1 bd · 1.0 ba · 728 sqft · Manufactured · 76 Days on market

Built 1979 $21/sqft · 60% below area ↓ 57% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! This sweet & cozy home is clean and ready to occupy with new carpet. Nice open kitchen area includes all appliances. Covered patio with side front entrance, 2 car carport, storage shed. Composition roof replaced in 2019 & HVAC replaced in 2018. Casa Del Sol West is situated in a gated age restricted 55+ community. Special park amenities include nice clubhouse, community events, fitness center, heated pool/spa, putting green and nicely landscaped common areas. Homes in this park are on leased land. Park approval is required & monthly lot rent is applicable. This community is in a great location close to shopping, restaurants, hospitals/clinics, casino, sports venues, Loop 101 & US 60.

Key facts

• Side entrance
• New carpet
• Covered patio

Tags

• NEW CARPET
• OPEN KITCHEN
• COVERED PATIO
• SIDE ENTRANCE
• STORAGE SHED
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.
• Cap rate 74.6% 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 flat; 333 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $104 of loan paydown is wiped out by about $450 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 + 0.6% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 8.08% ✓
• Cap rate: 74.56%
• Cash-on-cash: 243.82%
• DSCR: 11.85
• GRM: 1.0

CMA / ARV

• ARV (median comp): $37,337
• List price: $15,000
• Delta: -59.83%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #63	0.15mi	1/1.0	728 (0%)	19mo	$48,000	$66	77
11411 N 91st Ave #28	0.00mi	2/1.0 (+1)	812 (+12%)	4mo	$27,750	$34	73
10951 N 91st Ave #119	0.16mi	2/1.0 (+1)	784 (+8%)	20mo	$79,000	$101	58
11411 N 91st Ave #51	0.16mi	2/2.0 (+1)	792 (+9%)	17mo	$44,000	$56	55

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.69×
• Total profit: $49,105
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 25.22×
• Total profit: $101,734
• Equity at exit: $1,297

Cash invested: $4,200 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $853

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $864	-5% $859	+0% $853	+5% $848	+10% $843
Rent	-10% $758	-5% $806	+0% $853	+5% $901	+10% $949
Rate	-1.0pp $861	-0.5pp $857	base $853	+0.5pp $849	+1.0pp $846

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,324	$2.35	3d	14	0.46mi
10860 N 85th Ave Apt 58 Peoria, AZ	1.0	1.0	480	$1,049	$2.19	5d	1	0.49mi
10860 N 85th Ave Unit 55 Peoria, AZ	1.0	1.0	480	$1,075	$2.24	22d	1	0.49mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,009	$1.21	3d	19	0.50mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,049	$1.67	4d	1	0.54mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	25d	1	0.87mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,250	$1.24	2d	10	1.13mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$1,417	$1.55	2d	229	1.23mi
13310 N Plaza del Rio Blvd Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,213	$1.24	2d	13	1.46mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,332	$1.36	2d	29	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $15,000 Active 76 DOM
2. 2026-06-17
   days on market $15,000 Active 75 DOM
3. 2026-06-16
   days on market $15,000 Active 74 DOM
4. 2026-06-15
   days on market $15,000 Active 73 DOM
5. 2026-06-13
   days on market $15,000 Active 71 DOM
6. 2026-06-13
   days on market $15,000 Active 70 DOM
7. 2026-06-09
   days on market $15,000 Active 67 DOM
8. 2026-06-08
   days on market $15,000 Active 66 DOM
9. 2026-06-07
   days on market $15,000 Active 65 DOM
10. 2026-06-04
    days on market $15,000 Active 62 DOM
11. 2026-06-03
    days on market $15,000 Active 61 DOM
12. 2026-06-02
    days on market $15,000 Active 60 DOM
13. 2026-06-01
    days on market $15,000 Active 59 DOM
14. 2026-05-31
    days on market $15,000 Active 58 DOM
15. 2026-04-30
    price $15,000 729-char remark

    Show marketing remark (729 chars)

    PRICED TO SELL! This sweet & cozy home is clean and ready to occupy with new carpet. Nice open kitchen area includes all appliances. Covered patio with side front entrance, 2 car carport, storage shed. Composition roof replaced in 2019 & HVAC replaced in 2018. Casa Del Sol West is situated in a gated age restricted 55+ community. Special park amenities include nice clubhouse, community events, fitness center, heated pool/spa, putting green and nicely landscaped common areas. Homes in this park are on leased land. Park approval is required & monthly lot rent is applicable. This community is in a great location close to shopping, restaurants, hospitals/clinics, casino, sports venues, Loop 101 & US 60.

16. 2026-04-03
    listed $20,000 Active 729-char remark

    Show marketing remark (729 chars)

    PRICED TO SELL! This sweet & cozy home is clean and ready to occupy with new carpet. Nice open kitchen area includes all appliances. Covered patio with side front entrance, 2 car carport, storage shed. Composition roof replaced in 2019 & HVAC replaced in 2018. Casa Del Sol West is situated in a gated age restricted 55+ community. Special park amenities include nice clubhouse, community events, fitness center, heated pool/spa, putting green and nicely landscaped common areas. Homes in this park are on leased land. Park approval is required & monthly lot rent is applicable. This community is in a great location close to shopping, restaurants, hospitals/clinics, casino, sports venues, Loop 101 & US 60.

17. 2023-12-13
    soldstatus $29,900 Closed 292-char remark

    Show marketing remark (292 chars)

    On Leased Land Dont miss out on this 1 bedroom 1 bath inside of Casa Del Sol West a 55 plus age restricted resort like gated community. Roof, ac and hot water have been replaced in last 5 years. Community is an active lifestyle community. Lots of activities including a putting green.

18. 2023-11-20
    historical Under Contract Accepting Backups 292-char remark

    Show marketing remark (292 chars)

    On Leased Land Dont miss out on this 1 bedroom 1 bath inside of Casa Del Sol West a 55 plus age restricted resort like gated community. Roof, ac and hot water have been replaced in last 5 years. Community is an active lifestyle community. Lots of activities including a putting green.

19. 2023-11-17
    price $29,900 292-char remark

    Show marketing remark (292 chars)

    On Leased Land Dont miss out on this 1 bedroom 1 bath inside of Casa Del Sol West a 55 plus age restricted resort like gated community. Roof, ac and hot water have been replaced in last 5 years. Community is an active lifestyle community. Lots of activities including a putting green.

20. 2023-09-20
    listed $35,000 Active 292-char remark

    Show marketing remark (292 chars)

    On Leased Land Dont miss out on this 1 bedroom 1 bath inside of Casa Del Sol West a 55 plus age restricted resort like gated community. Roof, ac and hot water have been replaced in last 5 years. Community is an active lifestyle community. Lots of activities including a putting green.

ⓘ 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 ≥113°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,537
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$436
• Taxable income: $10,635
• Est. tax owed @ 24.0%: −$2,552
• After-tax cash flow: $7,688/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.

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): 60,918
• Household income: $67,380
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1879.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 34% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% 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: ▼ -80.77%
• Current HPI: 328.1069
• Rent YoY: ▲ 0.62%
• 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

-57.1% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $15,000 ARMLS
• 2026-04-03 Listed $20,000 ARMLS
• 2023-12-13 Sold (MLS) $29,900 ARMLS
• 2023-11-20 Contingent — ARMLS
• 2023-11-17 Price Changed $29,900 ARMLS
• 2023-09-20 Listed $35,000 ARMLS