10955 N 79th Ave #33 · Peoria, AZ 85345

$110,000

3 bd · 2.0 ba · 1,372 sqft · Manufactured · 187 Days on market

Built 1984 Fair condition $80/sqft · 22% above area Est $90k · 22% 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
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and spacious 3 bedroom 2 bath home in the well maintained Suncrest community. This double wide home features a bright open layout with vaulted ceilings, a large great room, skylight and a split floor plan for added privacy. The kitchen offers extensive cabinet space, breakfast bar seating, a stainless steel refrigerator and a dedicated dining area. The primary suite includes a walk in closet and full bath with dual sinks. Outside, enjoy a fenced yard, storage shed, easy care landscaping and a long covered carport. Community amenities include a heated pool, clubhouse, gym, library, and well kept common areas. Land lease approximately $650/mo. Park approval required. Move in ready with room to personalize, this is the one!

Key facts

• Clubhouse
• Fenced yard
• Storage shed

Tags

• FENCED YARD
• STORAGE SHED
• HEATED POOL
• CLUBHOUSE
• GYM
• LIBRARY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 22d 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 36% 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 $761 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 + 0.6% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (11%) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.84% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.81%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $90,000
• List price: $110,000
• Delta: 22.22%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 W Peoria Ave #22	0.16mi	3/2.0	1,456 (+6%)	0mo	$99,000	$68	82
10955 N 79th Ave #106	0.00mi	3/2.0	1,342 (-2%)	22mo	$140,000	$104	78
10955 N 79th Ave #151	0.00mi	3/2.0	1,440 (+5%)	18mo	$117,000	$81	77
10955 N 79th Ave #113	0.00mi	3/2.0	1,568 (+14%)	3mo	$90,000	$57	74
10955 N 79th Ave #165	0.00mi	3/2.0	1,456 (+6%)	21mo	$135,000	$93	72
10955 N 79th Ave N #34	0.00mi	3/2.0	1,536 (+12%)	10mo	$104,999	$68	72
7810 W Peoria Ave #36	0.19mi	3/2.0	1,344 (-2%)	20mo	$125,000	$93	71
10955 N 79th Ave #105	0.00mi	3/2.0	1,500 (+9%)	21mo	$135,900	$91	67
7810 W Peoria Ave #174	0.19mi	4/2.0 (+1)	1,512 (+10%)	5mo	$135,000	$89	65
7344 W Peoria Ave #4	0.66mi	2/2.0 (-1)	1,344 (-2%)	11mo	$32,500	$24	52
7302 W Peoria` Ave #77	0.69mi	3/2.0	1,428 (+4%)	22mo	$149,000	$104	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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.01×
• Total profit: $31,089
• Equity at exit: $16,401

10-year hold

• IRR: 31.5%
• Equity multiple: 3.52×
• Total profit: $77,690
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $842

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 53%

Sensitivity live

Price	-10% $918	-5% $880	+0% $842	+5% $804	+10% $766
Rent	-10% $682	-5% $762	+0% $842	+5% $922	+10% $1,002
Rate	-1.0pp $897	-0.5pp $870	base $842	+0.5pp $813	+1.0pp $784

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	6d	1	0.18mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	0d	1	0.33mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	6d	1	0.33mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	3d	1	0.54mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	25d	1	0.54mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	45d	1	0.59mi
11855 N 79th Dr Peoria, AZ	4.0	3.0	1558	$2,150	$1.38	6d	1	0.60mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	25d	1	0.61mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	25d	1	0.62mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	6d	1	0.62mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	45d	1	0.67mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	25d	1	0.70mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	6d	1	0.70mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,045	$1.18	0d	1	0.71mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	0d	30	0.78mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	0d	228	0.79mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	23d	1	0.80mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	6d	1	0.81mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	45d	1	0.92mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	0.92mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	16d	1	0.95mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	0d	1	0.95mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	25d	1	0.96mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	45d	1	0.97mi
12160 N 83rd Dr Peoria, AZ	4.0	2.0	1818	$1,995	$1.10	23d	1	0.97mi
7042 W Mercer Ln Peoria, AZ	4.0	3.0	1745	$1,875	$1.07	23d	1	0.99mi
7042 W Mercer Ln Peoria, AZ	4.0	3.0	1745	$1,875	$1.07	25d	1	0.99mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	1.01mi
8183 W Carol Ave Peoria, AZ	3.0	2.5	1684	$1,975	$1.17	45d	1	1.01mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	1.02mi
7951 W Mission Ln Peoria, AZ	3.0	2.0	1231	$1,895	$1.54	0d	1	1.02mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	45d	1	1.03mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	25d	1	1.05mi
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$2,100	$1.47	0d	1	1.06mi
8014 W Eva St Peoria, AZ	4.0	2.0	1659	$2,085	$1.26	45d	1	1.10mi
8002 W Corrine Dr Peoria, AZ	3.0	2.0	1600	$2,100	$1.31	25d	1	1.13mi
7009 W Brown St Peoria, AZ	4.0	2.0	1790	$2,195	$1.23	14d	1	1.17mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$2,000	$2.04	0d	27	1.17mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	3d	1	1.17mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	45d	1	1.20mi

Listing history 12 events

1. 2026-06-04
   days on market $110,000 Active 187 DOM
2. 2026-06-03
   days on market $110,000 Active 186 DOM
3. 2026-06-02
   days on market $110,000 Active 185 DOM
4. 2026-06-01
   days on market $110,000 Active 184 DOM
5. 2026-05-31
   days on market $110,000 Active 183 DOM
6. 2026-04-24
   price $110,000 737-char remark

   Show marketing remark (737 chars)

   Clean and spacious 3 bedroom 2 bath home in the well maintained Suncrest community. This double wide home features a bright open layout with vaulted ceilings, a large great room, skylight and a split floor plan for added privacy. The kitchen offers extensive cabinet space, breakfast bar seating, a stainless steel refrigerator and a dedicated dining area. The primary suite includes a walk in closet and full bath with dual sinks. Outside, enjoy a fenced yard, storage shed, easy care landscaping and a long covered carport. Community amenities include a heated pool, clubhouse, gym, library, and well kept common areas. Land lease approximately $650/mo. Park approval required. Move in ready with room to personalize, this is the one!

7. 2026-02-05
   price $114,000 737-char remark

   Show marketing remark (737 chars)

   Clean and spacious 3 bedroom 2 bath home in the well maintained Suncrest community. This double wide home features a bright open layout with vaulted ceilings, a large great room, skylight and a split floor plan for added privacy. The kitchen offers extensive cabinet space, breakfast bar seating, a stainless steel refrigerator and a dedicated dining area. The primary suite includes a walk in closet and full bath with dual sinks. Outside, enjoy a fenced yard, storage shed, easy care landscaping and a long covered carport. Community amenities include a heated pool, clubhouse, gym, library, and well kept common areas. Land lease approximately $650/mo. Park approval required. Move in ready with room to personalize, this is the one!

8. 2025-12-27
   price $119,000 737-char remark

   Show marketing remark (737 chars)

   Clean and spacious 3 bedroom 2 bath home in the well maintained Suncrest community. This double wide home features a bright open layout with vaulted ceilings, a large great room, skylight and a split floor plan for added privacy. The kitchen offers extensive cabinet space, breakfast bar seating, a stainless steel refrigerator and a dedicated dining area. The primary suite includes a walk in closet and full bath with dual sinks. Outside, enjoy a fenced yard, storage shed, easy care landscaping and a long covered carport. Community amenities include a heated pool, clubhouse, gym, library, and well kept common areas. Land lease approximately $650/mo. Park approval required. Move in ready with room to personalize, this is the one!

9. 2025-11-28
   listed $124,000 Active 737-char remark

   Show marketing remark (737 chars)

   Clean and spacious 3 bedroom 2 bath home in the well maintained Suncrest community. This double wide home features a bright open layout with vaulted ceilings, a large great room, skylight and a split floor plan for added privacy. The kitchen offers extensive cabinet space, breakfast bar seating, a stainless steel refrigerator and a dedicated dining area. The primary suite includes a walk in closet and full bath with dual sinks. Outside, enjoy a fenced yard, storage shed, easy care landscaping and a long covered carport. Community amenities include a heated pool, clubhouse, gym, library, and well kept common areas. Land lease approximately $650/mo. Park approval required. Move in ready with room to personalize, this is the one!

10. 2023-04-12
    soldstatus $110,000 Closed 174-char remark

    Show marketing remark (174 chars)

    Spacious 3 bedroom, 2 bath split floor plan. Bedrooms are all good size. Vaulted ceilings. Fenced yard and a nice front porch to enjoy outdoors. Pictures coming soon.

11. 2023-03-12
    historical Contract Contingent on Buyer Sale 174-char remark

    Show marketing remark (174 chars)

    Spacious 3 bedroom, 2 bath split floor plan. Bedrooms are all good size. Vaulted ceilings. Fenced yard and a nice front porch to enjoy outdoors. Pictures coming soon.

12. 2023-02-28
    listed $110,000 Active 174-char remark

    Show marketing remark (174 chars)

    Spacious 3 bedroom, 2 bath split floor plan. Bedrooms are all good size. Vaulted ceilings. Fenced yard and a nice front porch to enjoy outdoors. Pictures coming soon.

ⓘ 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 · 15 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: $24,337
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$3,200
• Taxable income: $8,881
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $7,972/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 home requires moderate renovations to update the kitchen and bathrooms, which will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — dated and worn
• Major bathroom vanity — dated and worn

Value-add opportunities

• Resale update kitchen cabinets, countertops, and appliances — modern kitchen will attract more buyers
• Resale update bathrooms with new fixtures and vanity — modern bathrooms will attract more buyers
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics
• Both landscaping — improved landscaping will enhance curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
bathroom vanity · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, and appliances — modern kitchen will attract more buyers ↑
• Resale update bathrooms with new fixtures and vanity — modern bathrooms will attract more buyers ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping will enhance curb appeal and attract more renters ↑

ⓘ 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

+0.0% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $110,000 ARMLS
• 2026-02-05 Price Changed $114,000 ARMLS
• 2025-12-27 Price Changed $119,000 ARMLS
• 2025-11-28 Listed $124,000 ARMLS
• 2023-04-12 Sold (MLS) $110,000 ARMLS
• 2023-03-12 Contingent — ARMLS
• 2023-02-28 Listed $110,000 ARMLS