6960 W Peoria Ave #225 · Peoria, AZ 85345

$75,500

2 bd · 2.0 ba · 1,792 sqft · Manufactured · 104 Days on market

Built 1986 Good condition $42/sqft · 30% above area Est $58k · 30% over ↓ 46% 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
• Livability +3.8/5.0
• Condition / age +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

This BEAUTIFUL! VERY SPACIOUS! 2 bed 2 bath home has everything you are looking for: Tastefully upgraded with plantation blinds, artificial grass in back yard, refurbished A/C unit, newer roof, and MUCH MORE! Located in the Gated 55+ Community of Casa Del Sol East, enjoy a vibrant community with a recreation center, planned activities, a sparkling pool, work out facility and beautifully maintained grounds. Close to shopping, dining, and more!!

Key facts

• Gated community
• Plantation blinds
• Newer roof

Tags

• PLANTATION BLINDS
• ARTIFICIAL GRASS
• REFURBISHED A C UNIT
• NEWER ROOF
• GATED COMMUNITY
• RECREATION CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.1% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $522 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

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 $68,705 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.65% ✓
• Cap rate: 23.14%
• Cash-on-cash: 60.15%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (median comp): $57,983
• List price: $75,500
• Delta: 30.21%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6960 W Peoria Ave Unit 29B	0.12mi	3/2.0 (+1)	1,792 (0%)	13mo	$110,000	$61	78
6960 W Peoria Ave #210	0.00mi	2/2.0	1,568 (-12%)	4mo	$87,000	$55	75
10960 N 67th Ave #234	0.31mi	3/2.0 (+1)	1,680 (-6%)	17mo	$130,000	$77	56
10960 N 67th Ave #96	0.29mi	2/2.0	1,664 (-7%)	23mo	$120,000	$72	56

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: 56.2%
• Equity multiple: 3.39×
• Total profit: $50,604
• Equity at exit: $11,257

10-year hold

• IRR: 60.3%
• Equity multiple: 6.33×
• Total profit: $112,772
• Equity at exit: $6,528

Cash invested: $21,140 (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: $2,002 high
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,060

Break-even live

Break-even rent $660

Max offer price $75,500

Occupancy floor 42%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	20d	1	0.16mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	0.18mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.46mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	13d	1	0.46mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	24d	1	0.55mi
7345 W Comet Ave Peoria, AZ	1.0	1.0	1900	$19,000	$10.00	1d	1	0.62mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	5d	1	0.68mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	24d	1	0.68mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.73mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,395	$1.85	20d	1	0.75mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	44d	1	0.78mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.79mi
6619 W Desert Hills Dr Glendale, AZ	3.0	2.5	1650	$1,750	$1.06	24d	1	0.83mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	24d	1	0.86mi
12083 N 66th Ave Glendale, AZ	3.0	2.5	1620	$2,100	$1.30	44d	1	0.86mi
6621 W Shaw Butte Dr Glendale, AZ	3.0	2.5	1966	$2,300	$1.17	11d	1	0.87mi
6617 W Shaw Butte Dr Glendale, AZ	3.0	2.5	2062	$2,199	$1.07	44d	1	0.87mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	0.89mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	17d	1	0.89mi
6337 W Turquoise Ave Glendale, AZ	3.0	3.0	1938	$2,095	$1.08	22d	1	0.90mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	15d	1	0.93mi
7542 W Cinnabar Ave Peoria, AZ	3.0	2.5	1947	$1,895	$0.97	44d	1	0.96mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	24d	1	0.98mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	1.01mi
7619 W Brown St Peoria, AZ	3.0	2.0	2257	$2,016	$0.89	5d	1	1.02mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	1.02mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	44d	1	1.07mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	1.09mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	1.11mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	1.17mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	4d	1	1.27mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	22d	1	1.27mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	1.29mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.34mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,275	$1.15	18d	1	1.37mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,235	$1.13	5d	1	1.37mi
5733 W Mescal St Glendale, AZ	3.0	2.0	1734	$1,795	$1.04	17d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $75,500 Active 104 DOM
2. 2026-06-17
   days on market $75,500 Active 103 DOM
3. 2026-06-16
   days on market $75,500 Active 102 DOM
4. 2026-06-15
   days on market $75,500 Active 101 DOM
5. 2026-06-13
   days on market $75,500 Active 99 DOM
6. 2026-06-13
   days on market $75,500 Active 98 DOM
7. 2026-06-09
   days on market $75,500 Active 95 DOM
8. 2026-06-08
   days on market $75,500 Active 94 DOM
9. 2026-06-07
   days on market $75,500 Active 93 DOM
10. 2026-06-04
    days on market $75,500 Active 90 DOM
11. 2026-06-03
    days on market $75,500 Active 89 DOM
12. 2026-06-02
    days on market $75,500 Active 88 DOM
13. 2026-06-01
    days on market $75,500 Active 87 DOM
14. 2026-05-31
    days on market $75,500 Active 86 DOM
15. 2026-04-08
    price $75,500 449-char remark

    Show marketing remark (449 chars)

    This BEAUTIFUL! VERY SPACIOUS! 2 bed 2 bath home has everything you are looking for: Tastefully upgraded with plantation blinds, artificial grass in back yard, refurbished A/C unit, newer roof, and MUCH MORE! Located in the Gated 55+ Community of Casa Del Sol East, enjoy a vibrant community with a recreation center, planned activities, a sparkling pool, work out facility and beautifully maintained grounds. Close to shopping, dining, and more!!

16. 2026-04-02
    price $69,500 449-char remark

    Show marketing remark (449 chars)

    This BEAUTIFUL! VERY SPACIOUS! 2 bed 2 bath home has everything you are looking for: Tastefully upgraded with plantation blinds, artificial grass in back yard, refurbished A/C unit, newer roof, and MUCH MORE! Located in the Gated 55+ Community of Casa Del Sol East, enjoy a vibrant community with a recreation center, planned activities, a sparkling pool, work out facility and beautifully maintained grounds. Close to shopping, dining, and more!!

17. 2026-03-06
    listed $78,500 Active 449-char remark

    Show marketing remark (449 chars)

    This BEAUTIFUL! VERY SPACIOUS! 2 bed 2 bath home has everything you are looking for: Tastefully upgraded with plantation blinds, artificial grass in back yard, refurbished A/C unit, newer roof, and MUCH MORE! Located in the Gated 55+ Community of Casa Del Sol East, enjoy a vibrant community with a recreation center, planned activities, a sparkling pool, work out facility and beautifully maintained grounds. Close to shopping, dining, and more!!

18. 2026-01-05
    historical
19. 2025-11-08
    price $79,999
20. 2025-10-25
    price $85,500
21. 2025-10-04
    listed $99,000 Active
22. 2024-07-26
    historical
23. 2024-05-14
    listed $125,000 Active
24. 2022-11-23
    soldstatus $105,000 Closed
25. 2022-10-26
    historical Under Contract Accepting Backups
26. 2022-10-21
    status Active
27. 2022-10-10
    historical Contract Contingent on Buyer Sale
28. 2022-10-04
    price $122,500
29. 2022-09-13
    price $130,000
30. 2022-07-22
    listed $140,000 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: $24,022
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,196
• Taxable income: $12,243
• Est. tax owed @ 24.0%: −$2,938
• After-tax cash flow: $9,778/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 · 1 photo

Good 75/100 Cosmetic rehab

This beautifully updated manufactured home in a gated community offers a spacious and well-maintained living environment with minimal repairs needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Upgrading the flooring in the bathrooms — Modern flooring can significantly increase both resale and rental value.
• Both Installing new kitchen appliances — Newer, more energy-efficient appliances can boost both resale and rental value.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Upgrading the flooring in the bathrooms — Modern flooring can significantly increase both resale and rental value. ↑
• Both Installing new kitchen appliances — Newer, more energy-efficient appliances can boost both resale and rental value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract more potential buyers/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

-46.1% since first listed

16 events — show timeline

• 2026-04-08 Price Changed $75,500 ARMLS
• 2026-04-02 Price Changed $69,500 ARMLS
• 2026-03-06 Listed $78,500 ARMLS
• 2026-01-05 Listing Removed — ARMLS
• 2025-11-08 Price Changed $79,999 ARMLS
• 2025-10-25 Price Changed $85,500 ARMLS
• 2025-10-04 Listed $99,000 ARMLS
• 2024-07-26 Listing Removed — ARMLS
• 2024-05-14 Listed $125,000 ARMLS
• 2022-11-23 Sold (MLS) $105,000 ARMLS
• 2022-10-26 Contingent — ARMLS
• 2022-10-21 Relisted — ARMLS
• 2022-10-10 Contingent — ARMLS
• 2022-10-04 Price Changed $122,500 ARMLS
• 2022-09-13 Price Changed $130,000 ARMLS
• 2022-07-22 Listed $140,000 ARMLS