11411 N 91st Ave #185 · Peoria, AZ 85345

$67,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 36 Days on market

Built 1972 Fair condition $50/sqft · 10% below area Est $75k · 10% under

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Why this score? — see what drove the B 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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND: Dont miss out on this absolutely beautiful 2 bedroom 2 bath with a den home with lots of updates. All appliances convey including ro system under sink, washer and dryer inside. Dual pane windows, new carpet, Drywall inside most of home. Enjoy the mornings on the front porch, storage unit as well. Located in a highly sought after Casa Del Sol West a 55 plus age restricted gated resort community. Putting green, heated pool, spa, gym, dog park, billiards and more.

Key facts

• 2 parking spots
• Community pool
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $54k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.73% ✓
• Cap rate: 23.85%
• Cash-on-cash: 62.71%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (median comp): $74,600
• List price: $67,000
• Delta: -10.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #80	0.00mi	3/2.0 (+1)	1,344 (0%)	4mo	$43,000	$32	92
11411 N 91st Ave #29	0.00mi	3/2.0 (+1)	1,344 (0%)	9mo	$79,500	$59	87
11411 N 91st Ave #218	0.16mi	2/2.0	1,344 (0%)	7mo	$52,000	$39	86
10951 N 91st Ave #16	0.23mi	3/2.0 (+1)	1,344 (0%)	3mo	$65,000	$48	82
10951 N 91st Ave #61	0.16mi	3/2.0 (+1)	1,320 (-2%)	4mo	$79,000	$60	81
11000 N 91st Ave #101	0.25mi	2/2.0	1,350 (+0%)	10mo	$120,000	$89	79
11411 N 91st Ave #195	0.05mi	2/2.0	1,232 (-8%)	7mo	$42,000	$34	78
10951 N 91st Ave #266	0.16mi	3/2.0 (+1)	1,456 (+8%)	3mo	$119,000	$82	71
11411 N 91st Ave #225	0.00mi	2/2.0	1,144 (-15%)	7mo	$88,000	$77	70
10951 N 91st Ave #218	0.16mi	3/2.0 (+1)	1,168 (-13%)	1mo	$114,000	$98	65
10951 N 91st Ave #250	0.23mi	3/2.0 (+1)	1,246 (-7%)	10mo	$164,000	$132	63
10951 N 91 Ave #23	0.16mi	3/2.0 (+1)	1,152 (-14%)	4mo	$85,000	$74	60

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: 59.0%
• Equity multiple: 3.52×
• Total profit: $47,338
• Equity at exit: $9,990

10-year hold

• IRR: 62.9%
• Equity multiple: 6.60×
• Total profit: $105,015
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $980

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 41%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.17mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	0.28mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.28mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	0.50mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.56mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	0.56mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	0.56mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	0.59mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	0.59mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	0.66mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	0.70mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	0.72mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	12d	1	0.74mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	19d	1	0.74mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.79mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.85mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.85mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.86mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	1d	1	0.87mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	2d	1	0.90mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	43d	1	0.90mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	0.98mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.98mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.06mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	1.10mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	3d	1	1.11mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	4d	1	1.12mi
12976 N 88th Ln Peoria, AZ	3.0	2.5	1765	$1,825	$1.03	43d	1	1.13mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	1.13mi
12990 N 88th Ln Peoria, AZ	3.0	2.5	1624	$1,995	$1.23	21d	1	1.13mi
12972 N 88th Ave Peoria, AZ	3.0	2.5	1522	$2,000	$1.31	43d	1	1.14mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.15mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	1d	1	1.15mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	43d	1	1.18mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	1.19mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	1.22mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.23mi
8375 W Dahlia Dr Peoria, AZ	3.0	2.0	1600	$1,950	$1.22	18d	1	1.27mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.28mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	4d	1	1.28mi

Listing history 7 events

1. 2026-04-20
   listed $67,000 Active 495-char remark

   Show marketing remark (495 chars)

   ON LEASED LAND: Dont miss out on this absolutely beautiful 2 bedroom 2 bath with a den home with lots of updates. All appliances convey including ro system under sink, washer and dryer inside. Dual pane windows, new carpet, Drywall inside most of home. Enjoy the mornings on the front porch, storage unit as well. Located in a highly sought after Casa Del Sol West a 55 plus age restricted gated resort community. Putting green, heated pool, spa, gym, dog park, billiards and more.

2. 2025-03-28
   soldstatus $54,500 Closed 590-char remark

   Show marketing remark (590 chars)

   ON LEASED LAND Look at this spacious 2 bedroom 2 bath manufactured with a den. Two good size bedrooms and baths. Windows have been updated with dual pane windows, water lines updated as well. Inside washer and dryer. Some furnishings included. Enjoy evenings on the front deck. Carport and storage shed. Located in a 55 plus age restricted gated community. Community has lots of activities including a dog park, putting green, heated pool and spa to enjoy. On side laundry and state of the art exercise room. Large community room with lots of activities to keep you active.

3. 2025-02-04
   historical Under Contract Accepting Backups 590-char remark

   Show marketing remark (590 chars)

   ON LEASED LAND Look at this spacious 2 bedroom 2 bath manufactured with a den. Two good size bedrooms and baths. Windows have been updated with dual pane windows, water lines updated as well. Inside washer and dryer. Some furnishings included. Enjoy evenings on the front deck. Carport and storage shed. Located in a 55 plus age restricted gated community. Community has lots of activities including a dog park, putting green, heated pool and spa to enjoy. On side laundry and state of the art exercise room. Large community room with lots of activities to keep you active.

4. 2025-01-24
   price $54,500 590-char remark

   Show marketing remark (590 chars)

   ON LEASED LAND Look at this spacious 2 bedroom 2 bath manufactured with a den. Two good size bedrooms and baths. Windows have been updated with dual pane windows, water lines updated as well. Inside washer and dryer. Some furnishings included. Enjoy evenings on the front deck. Carport and storage shed. Located in a 55 plus age restricted gated community. Community has lots of activities including a dog park, putting green, heated pool and spa to enjoy. On side laundry and state of the art exercise room. Large community room with lots of activities to keep you active.

5. 2025-01-14
   price $56,000 590-char remark

   Show marketing remark (590 chars)

   ON LEASED LAND Look at this spacious 2 bedroom 2 bath manufactured with a den. Two good size bedrooms and baths. Windows have been updated with dual pane windows, water lines updated as well. Inside washer and dryer. Some furnishings included. Enjoy evenings on the front deck. Carport and storage shed. Located in a 55 plus age restricted gated community. Community has lots of activities including a dog park, putting green, heated pool and spa to enjoy. On side laundry and state of the art exercise room. Large community room with lots of activities to keep you active.

6. 2025-01-02
   price $58,500 590-char remark

   Show marketing remark (590 chars)

   ON LEASED LAND Look at this spacious 2 bedroom 2 bath manufactured with a den. Two good size bedrooms and baths. Windows have been updated with dual pane windows, water lines updated as well. Inside washer and dryer. Some furnishings included. Enjoy evenings on the front deck. Carport and storage shed. Located in a 55 plus age restricted gated community. Community has lots of activities including a dog park, putting green, heated pool and spa to enjoy. On side laundry and state of the art exercise room. Large community room with lots of activities to keep you active.

7. 2024-11-11
   listed $59,000 Active 590-char remark

   Show marketing remark (590 chars)

   ON LEASED LAND Look at this spacious 2 bedroom 2 bath manufactured with a den. Two good size bedrooms and baths. Windows have been updated with dual pane windows, water lines updated as well. Inside washer and dryer. Some furnishings included. Enjoy evenings on the front deck. Carport and storage shed. Located in a 55 plus age restricted gated community. Community has lots of activities including a dog park, putting green, heated pool and spa to enjoy. On side laundry and state of the art exercise room. Large community room with lots of activities to keep you 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 ≥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: $21,925
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$1,949
• Taxable income: $11,375
• Est. tax owed @ 24.0%: −$2,730
• After-tax cash flow: $9,035/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Exterior siding and paint, flooring, and bathrooms need attention.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior paint — Significant peeling and discoloration
• Major flooring — Worn carpet in need of replacement

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Update bathrooms — Enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior paint · Significant peeling and discoloration	Major	$15,000–50,000
flooring · Worn carpet in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Update bathrooms — Enhances functionality and value ↑

ⓘ 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): 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

+13.6% since first listed

7 events — show timeline

• 2026-04-20 Listed $67,000 ARMLS
• 2025-03-28 Sold (MLS) $54,500 ARMLS
• 2025-02-04 Contingent — ARMLS
• 2025-01-24 Price Changed $54,500 ARMLS
• 2025-01-14 Price Changed $56,000 ARMLS
• 2025-01-02 Price Changed $58,500 ARMLS
• 2024-11-11 Listed $59,000 ARMLS