6960 W Peoria Ave #115 · Peoria, AZ 85345

$59,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 87 Days on market

Built 2011 Good condition $61/sqft · 35% above area Est $44k · 35% over ↓ 16% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're looking to live here year-round or seasonally, welcome home! In a 55+ community on a primo corner lot with beautiful xeriscaping on the east, covered west side parking with shed, provides lots of privacy and just across the street from the clubhouse and pool - great for early morning swims and relaxing with friends and family. This 2 bed/2 bath home has a split floor plan, newer flooring throughout, new kitchen counters and appliances, R35 insulation, tape and textured walls and ceiling. Community boasts organized events, 2 clubhouses (closest one has reverse -osmosis water dispenser), 2 swimming pools, 2 Jacuzzi's, BBQ grills, game room, billiards, RV Storage. Near shopping, parks, entertainment, dining, community college and Thunderbird Medical Center.

Key facts

• Covered parking
• Clubhouse
• Swimming pools

Tags

• XERISCAPING
• COVERED PARKING
• CLUBHOUSE
• SWIMMING POOLS
• JACUZZI
• RV STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $4k (6%) 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 $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.55% ✓
• Cap rate: 22.20%
• Cash-on-cash: 56.80%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $43,817
• List price: $59,000
• Delta: 34.65%
• 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
6960 W Peoria Ave #44	0.14mi	2/2.0	952 (-1%)	1mo	$25,000	$26	91
6960 W Peoria Ave #49	0.10mi	2/2.0	980 (+2%)	6mo	$21,000	$21	87
6960 W Peoria Ave #171	0.12mi	2/2.0	924 (-4%)	7mo	$45,000	$49	82
10960 N 67th Ave #33	0.31mi	2/2.0	980 (+2%)	2mo	$33,000	$34	81
10960 N 67th Ave #11	0.31mi	2/2.0	980 (+2%)	5mo	$15,000	$15	78
6960 W Peoria Ave #181	0.10mi	2/2.0	1,056 (+10%)	2mo	$77,000	$73	77
6960 W Peoria Ave #168	0.00mi	2/2.0	1,056 (+10%)	13mo	$57,000	$54	73
10960 N 67th Ave #223	0.30mi	2/2.0	1,056 (+10%)	10mo	$66,000	$63	61
7344 W Peoria Ave #21	0.55mi	2/2.0	980 (+2%)	15mo	$17,000	$17	59
10960 N 67th Ave #72	0.30mi	2/2.0	1,096 (+14%)	11mo	$41,000	$37	53
7302 W Peoria Ave #65	0.49mi	3/2.0 (+1)	1,056 (+10%)	3mo	$66,500	$63	53
7302 W Peoria Ave #50	0.48mi	2/1.0	840 (-12%)	8mo	$18,000	$21	46

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: 52.5%
• Equity multiple: 3.22×
• Total profit: $36,743
• Equity at exit: $8,797

10-year hold

• IRR: 56.8%
• Equity multiple: 5.99×
• Total profit: $82,435
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $782

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 43%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	0.11mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.61mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.78mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.90mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	24d	1	0.96mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	0.96mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	0.96mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	0.97mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	0.97mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.04mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	2d	27	1.06mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	1.07mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.07mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.14mi
6201 W Olive Ave Unit A4 Glendale, AZ	1.0	1.0	585	$875	$1.50	1d	1	1.44mi
6201 W Olive Ave Unit A3 Glendale, AZ	1.0	1.0	554	$820	$1.48	1d	1	1.44mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	1.44mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	1d	24	1.44mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	1.49mi
6201 W Olive Ave Glendale, AZ	1.0	1.0	585	$960	$1.64	1d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 87 DOM
2. 2026-06-17
   days on market $59,000 Active 86 DOM
3. 2026-06-16
   days on market $59,000 Active 85 DOM
4. 2026-06-15
   days on market $59,000 Active 84 DOM
5. 2026-06-13
   days on market $59,000 Active 82 DOM
6. 2026-06-13
   days on market $59,000 Active 81 DOM
7. 2026-06-09
   days on market $59,000 Active 78 DOM
8. 2026-06-08
   days on market $59,000 Active 77 DOM
9. 2026-06-07
   days on market $59,000 Active 76 DOM
10. 2026-06-04
    days on market $59,000 Active 73 DOM
11. 2026-06-03
    days on market $59,000 Active 72 DOM
12. 2026-06-02
    days on market $59,000 Active 71 DOM
13. 2026-06-01
    days on market $59,000 Active 70 DOM
14. 2026-05-31
    days on market $59,000 Active 69 DOM
15. 2026-03-19
    listed $63,000 Active 779-char remark

    Show marketing remark (779 chars)

    Whether you're looking to live here year-round or seasonally, welcome home! In a 55+ community on a primo corner lot with beautiful xeriscaping on the east, covered west side parking with shed, provides lots of privacy and just across the street from the clubhouse and pool - great for early morning swims and relaxing with friends and family. This 2 bed/2 bath home has a split floor plan, newer flooring throughout, new kitchen counters and appliances, R35 insulation, tape and textured walls and ceiling. Community boasts organized events, 2 clubhouses (closest one has reverse -osmosis water dispenser), 2 swimming pools, 2 Jacuzzi's, BBQ grills, game room, billiards, RV Storage. Near shopping, parks, entertainment, dining, community college and Thunderbird Medical Center.

16. 2023-11-17
    historical
17. 2023-09-01
    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 · 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: $18,071
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$1,716
• Taxable income: $8,979
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $7,229/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 80/100 Cosmetic rehab

This 2-bedroom, 2-bathroom manufactured home in a 55+ community is in good condition with newer flooring and appliances. It has a split floor plan, a covered west side parking area, and organized landscaping. The home is move-in ready and can be enhanced with exterior painting and kitchen updates to increase its value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value
• Both Replace countertops — Modernizes the kitchen and can increase both resale and rental value
• Both Replace appliances — Modernizes the kitchen and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace countertops — Modernizes the kitchen and can increase both resale and rental value ↑
• Both Replace appliances — Modernizes the kitchen and can increase both resale and rental 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

-16.0% since first listed

3 events — show timeline

• 2026-03-19 Listed $63,000 ARMLS
• 2023-11-17 Listing Removed — ARMLS
• 2023-09-01 Listed $75,000 ARMLS