6960 W Peoria Ave #67 · Peoria, AZ 85345

$94,500

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 136 Days on market

Built 2014 Good condition $70/sqft · 63% above area ↓ 37% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 2b 2b +office/Den home Is as charming and well maintained as they come! Recessed lighting,Beautiful wood look flooring,Fenced Private Yard! A front yard with synthetic low maintenance grass leading up to the covered front porch welcomes you! With vaulted ceilings, Modern sliding barn door to office/den, as well as storage shed and much more! Located in a gated age restricted active community, Come and take a look at your new home!!!

Key facts

• Covered front porch
• Fenced private yard
• Storage shed

Tags

• FENCED PRIVATE YARD
• COVERED FRONT PORCH
• VAULTED CEILINGS
• MODERN SLIDING BARN DOOR
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 flat; 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $653 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) 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 $83,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.45%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $57,997
• List price: $94,500
• Delta: 62.94%
• 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 #39	0.31mi	2/2.0	1,344 (0%)	6mo	$95,000	$71	81
10960 N 67th Ave #22	0.17mi	2/2.0	1,388 (+3%)	11mo	$95,300	$69	78
6960 W Peoria Ave #183	0.12mi	2/2.0	1,248 (-7%)	7mo	$36,000	$29	76
6960 W Peoria Ave #201	0.00mi	2/2.0	1,512 (+12%)	4mo	$63,000	$42	76
6960 W Peoria Ave #59	0.00mi	2/2.0	1,188 (-12%)	7mo	$74,000	$62	75
10960 N 67th Ave #56	0.30mi	2/2.0	1,392 (+4%)	8mo	$55,000	$40	73
10960 N 67th Ave #155	0.17mi	2/2.0	1,488 (+11%)	2mo	$20,000	$13	73
10960 N 67th Ave #213	0.17mi	2/2.0	1,440 (+7%)	9mo	$45,000	$31	73
10960 N 67th Ave #81	0.31mi	2/2.0	1,440 (+7%)	2mo	$25,000	$17	72
10960 N 67th Ave #202	0.31mi	2/2.0	1,248 (-7%)	4mo	$57,500	$46	70
7344 W Peoria Ave #4	0.51mi	2/2.0	1,344 (0%)	11mo	$32,500	$24	67
6960 W Peoria Ave #166	0.14mi	2/2.0	1,152 (-14%)	4mo	$72,000	$63	66

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: 33.0%
• Equity multiple: 2.35×
• Total profit: $35,614
• Equity at exit: $14,090

10-year hold

• IRR: 38.7%
• Equity multiple: 4.21×
• Total profit: $84,833
• Equity at exit: $8,171

Cash invested: $26,460 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,418/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $870

Break-even live

Break-even rent $827

Max offer price $94,500

Occupancy floor 50%

Sensitivity live

Price	-10% $935	-5% $903	+0% $870	+5% $837	+10% $805
Rent	-10% $718	-5% $794	+0% $870	+5% $946	+10% $1,022
Rate	-1.0pp $918	-0.5pp $894	base $870	+0.5pp $845	+1.0pp $821

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$2,100	$1.47	0d	1	0.09mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	0.16mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	45d	1	0.18mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	6d	1	0.46mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	14d	1	0.46mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	25d	1	0.55mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	0.61mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	6d	1	0.68mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	25d	1	0.68mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	45d	1	0.73mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,245	$1.77	0d	1	0.75mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	25d	1	0.78mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	45d	1	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	45d	1	0.79mi
6619 W Desert Hills Dr Glendale, AZ	3.0	2.5	1650	$1,750	$1.06	25d	1	0.83mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	25d	1	0.86mi
12083 N 66th Ave Glendale, AZ	3.0	2.5	1620	$2,100	$1.30	45d	1	0.86mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,945	$1.51	0d	1	0.89mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	18d	1	0.89mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,581	$1.69	0d	1	0.93mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	16d	1	0.93mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	45d	1	0.96mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	14d	1	0.97mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	45d	1	0.97mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	0d	1	0.97mi
6324 W Purdue Ave Glendale, AZ	3.0	1.5	1513	$1,350	$0.89	0d	1	0.97mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	25d	1	0.98mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	45d	1	1.01mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	1.02mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	25d	1	1.04mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	0d	29	1.06mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	45d	1	1.07mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	25d	1	1.07mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	45d	1	1.07mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	45d	6	1.07mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	6d	1	1.09mi
7056 W Eva St Peoria, AZ	3.0	2.0	1257	$1,985	$1.58	0d	1	1.09mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.11mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	6d	1	1.14mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	45d	1	1.17mi

Listing history 11 events

1. 2026-04-03
   status Active 449-char remark

   Show marketing remark (449 chars)

   This lovely 2b 2b +office/Den home Is as charming and well maintained as they come! Recessed lighting,Beautiful wood look flooring,Fenced Private Yard! A front yard with synthetic low maintenance grass leading up to the covered front porch welcomes you! With vaulted ceilings, Modern sliding barn door to office/den, as well as storage shed and much more! Located in a gated age restricted active community, Come and take a look at your new home!!!

2. 2026-03-30
   historical 449-char remark

   Show marketing remark (449 chars)

   This lovely 2b 2b +office/Den home Is as charming and well maintained as they come! Recessed lighting,Beautiful wood look flooring,Fenced Private Yard! A front yard with synthetic low maintenance grass leading up to the covered front porch welcomes you! With vaulted ceilings, Modern sliding barn door to office/den, as well as storage shed and much more! Located in a gated age restricted active community, Come and take a look at your new home!!!

3. 2026-03-05
   price $94,500 449-char remark

   Show marketing remark (449 chars)

   This lovely 2b 2b +office/Den home Is as charming and well maintained as they come! Recessed lighting,Beautiful wood look flooring,Fenced Private Yard! A front yard with synthetic low maintenance grass leading up to the covered front porch welcomes you! With vaulted ceilings, Modern sliding barn door to office/den, as well as storage shed and much more! Located in a gated age restricted active community, Come and take a look at your new home!!!

4. 2026-01-08
   listed $99,900 Active 449-char remark

   Show marketing remark (449 chars)

   This lovely 2b 2b +office/Den home Is as charming and well maintained as they come! Recessed lighting,Beautiful wood look flooring,Fenced Private Yard! A front yard with synthetic low maintenance grass leading up to the covered front porch welcomes you! With vaulted ceilings, Modern sliding barn door to office/den, as well as storage shed and much more! Located in a gated age restricted active community, Come and take a look at your new home!!!

5. 2025-11-11
   historical
6. 2025-09-29
   price $119,000
7. 2025-09-10
   listed $125,000 Active
8. 2022-06-10
   historical
9. 2022-06-09
   soldstatus $150,000 Closed
10. 2022-04-13
    status Pending
11. 2022-03-31
    listed $150,000 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 · 16 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: $23,134
• − Mortgage interest: −$5,293
• − Property taxes: −$1,418
• − Insurance: −$472
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$2,749
• Taxable income: $9,500
• Est. tax owed @ 24.0%: −$2,280
• After-tax cash flow: $8,159/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 charming 2-bedroom, 2-bathroom home in a gated community is in good condition with minimal repairs needed. It offers a well-maintained interior, synthetic grass yard, and modern features, making it a great investment opportunity.

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace ceiling fans — Modern fans improve air circulation and aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace ceiling fans — Modern fans improve air circulation and aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

-37.0% since first listed

11 events — show timeline

• 2026-04-03 Relisted — ARMLS
• 2026-03-30 Listing Removed — ARMLS
• 2026-03-05 Price Changed $94,500 ARMLS
• 2026-01-08 Listed $99,900 ARMLS
• 2025-11-11 Listing Removed — ARMLS
• 2025-09-29 Price Changed $119,000 ARMLS
• 2025-09-10 Listed $125,000 ARMLS
• 2022-06-10 Listing Removed — ARMLS
• 2022-06-09 Sold (MLS) $150,000 ARMLS
• 2022-04-13 Pending — ARMLS
• 2022-03-31 Listed $150,000 ARMLS