6960 W Peoria Ave #51 · Peoria, AZ 85345

$39,500

2 bd · 1.0 ba · 840 sqft · Manufactured · 126 Days on market

Built 1980 Good condition $47/sqft · 32% above area Est $30k · 32% 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

Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

Key facts

• Open front room
• Updated kitchen
• Inside laundry

Tags

• REMODELED MANUFACTURED HOME
• OPEN FRONT ROOM
• UPDATED KITCHEN
• CEILING FAN IN KITCHEN
• INSIDE LAUNDRY
• NEW LG WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.9% 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; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

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 $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 3.79% ✓
• Cap rate: 33.90%
• Cash-on-cash: 98.59%
• DSCR: 5.39
• GRM: 2.2

CMA / ARV

• ARV (median comp): $29,853
• List price: $39,500
• Delta: 32.31%
• 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	0.00mi	2/2.0	952 (+13%)	1mo	$25,000	$26	73
7302 W Peoria Ave #50	0.45mi	2/1.0	840 (0%)	8mo	$18,000	$21	72
6960 W Peoria Ave #171	0.02mi	2/2.0	924 (+10%)	7mo	$45,000	$49	72
6960 W Peoria Ave #191	0.14mi	2/2.0	820 (-2%)	18mo	$48,900	$60	71
10960 N 67th Ave #6	0.43mi	2/2.0	792 (-6%)	1mo	$45,000	$57	65
6960 W Peoria Ave #2	0.11mi	2/2.0	728 (-13%)	8mo	$46,000	$63	62
10960 N 67th Ave Unit 103-2	0.42mi	2/2.0	792 (-6%)	12mo	$32,000	$40	57
10960 N 67th Ave #118	0.42mi	1/1.0 (-1)	760 (-10%)	4mo	$45,000	$59	56
10960 N 67th Ave #189	0.43mi	2/2.0	792 (-6%)	15mo	$48,700	$61	54
10960 N 67th Ave #174	0.40mi	1/1.0 (-1)	738 (-12%)	5mo	$12,000	$16	52
10960 N 67th Ave #10	0.43mi	1/1.0 (-1)	792 (-6%)	20mo	$42,000	$53	49
7302 W Peoria Ave #55	0.45mi	2/1.5	720 (-14%)	11mo	$39,900	$55	44

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: 96.9%
• Equity multiple: 5.34×
• Total profit: $47,996
• Equity at exit: $5,890

10-year hold

• IRR: 99.1%
• Equity multiple: 10.29×
• Total profit: $102,718
• Equity at exit: $3,415

Cash invested: $11,060 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $909

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 34%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.04mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.54mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.78mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	24d	1	0.84mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	0.84mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	43d	1	0.84mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	43d	1	0.85mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	12d	1	0.85mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	0.90mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.93mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	0.95mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	43d	6	0.96mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.00mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	1d	27	1.12mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	1d	24	1.31mi
6201 W Olive Ave Unit A4 Glendale, AZ	1.0	1.0	585	$875	$1.50	1d	1	1.36mi
6201 W Olive Ave Unit A3 Glendale, AZ	1.0	1.0	554	$820	$1.48	1d	1	1.36mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	1.36mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	1d	30	1.39mi
6201 W Olive Ave Glendale, AZ	1.0	1.0	585	$960	$1.64	1d	1	1.41mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	21d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $39,500 Active 126 DOM
2. 2026-06-17
   days on market $39,500 Active 125 DOM
3. 2026-06-16
   days on market $39,500 Active 124 DOM
4. 2026-06-15
   days on market $39,500 Active 123 DOM
5. 2026-06-13
   days on market $39,500 Active 121 DOM
6. 2026-06-13
   days on market $39,500 Active 120 DOM
7. 2026-06-09
   days on market $39,500 Active 117 DOM
8. 2026-06-08
   days on market $39,500 Active 116 DOM
9. 2026-06-07
   pricedays on market $39,500 Active 115 DOM
10. 2026-06-04
    days on market $44,444 Active 112 DOM
11. 2026-06-03
    days on market $44,444 Active 111 DOM
12. 2026-06-02
    days on market $44,444 Active 110 DOM
13. 2026-06-01
    days on market $44,444 Active 109 DOM
14. 2026-05-31
    days on market $44,444 Active 108 DOM
15. 2026-05-06
    price $47,500 795-char remark

    Show marketing remark (795 chars)

    Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

16. 2026-04-17
    price $51,900 795-char remark

    Show marketing remark (795 chars)

    Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

17. 2026-04-13
    price $53,500 795-char remark

    Show marketing remark (795 chars)

    Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

18. 2026-03-31
    price $55,000 795-char remark

    Show marketing remark (795 chars)

    Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

19. 2026-03-15
    price $56,000 795-char remark

    Show marketing remark (795 chars)

    Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

20. 2026-02-12
    listed $56,500 Active 795-char remark

    Show marketing remark (795 chars)

    Beautifully Remodeled 2 Bed / 1 Bath Home in 55+ Resort Community. Over 40k in upgrades. Step into this stunning, fully remodeled 2-bedroom, 1-bath manufactured home located in a highly desirable 55+ resort-style community. Every detail has been thoughtfully updated to offer modern comfort and style. Enjoy a bright and open living space enhanced by 24 recessed can lights and smooth drywall finishes throughout, creating a clean, contemporary feel. The home features a brand-new A/C system along with all-new ductwork, ensuring year-round energy efficiency and comfort. The updated interior offers a fresh, move-in-ready experience--perfect for relaxing or entertaining. Whether you're looking for a seasonal retreat or a full-time residence, this home delivers both quality and convenience.

ⓘ 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: $17,949
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$1,149
• Taxable income: $10,925
• Est. tax owed @ 24.0%: −$2,622
• After-tax cash flow: $8,282/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 beautifully remodeled 2-bedroom, 1-bath manufactured home in a 55+ resort community offers a fresh, move-in-ready experience with updated interiors and systems.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in high-traffic areas — Improves aesthetics and durability.
• Both New lighting fixtures — Enhances curb appeal and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in high-traffic areas — Improves aesthetics and durability. ↑
• Both New lighting fixtures — Enhances curb appeal and functionality. ↑

ⓘ 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

-15.9% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $47,500 ARMLS
• 2026-04-17 Price Changed $51,900 ARMLS
• 2026-04-13 Price Changed $53,500 ARMLS
• 2026-03-31 Price Changed $55,000 ARMLS
• 2026-03-15 Price Changed $56,000 ARMLS
• 2026-02-12 Listed $56,500 ARMLS