6960 W Peoria Ave #225 · Peoria, AZ 85345

$49,500

2 bd · 2.0 ba · 1,792 sqft · Manufactured · 247 Days on market

Manufactured home 55+ age-restricted Built 1986 Good condition $28/sqft · 42% below area Est $86k · 42% under ↓ 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.5

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 $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.0% vs local median 3.2% 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.
• Zoned schools: Sundance Elementary School (math 21% / reading 33%, grade F, #600 of 1,109 statewide, top 56%, 604 students, 65% FRL); Centennial High School (math 34% / reading 39%, grade F, #88 of 381 statewide, top 24%, 2,007 students, 31% FRL).
• Market conditions: Rents flat; 556 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 92d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $342 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $29k (37%) 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 $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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: 2.96% ✓
• Cap rate: 26.04%
• Cash-on-cash: 70.52%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (median comp): $85,750
• List price: $49,500
• Delta: -42.27%
• Verdict: UNDERPRICED
• Comps: 10 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 Unit 29B	0.12mi	3/2.0 (+1)	1,792 (0%)	18mo	$110,000	$61	74
10960 N 67th Ave #114	0.31mi	2/2.0	1,680 (-6%)	1mo	$110,000	$65	74
6960 W Peoria Ave #210	0.00mi	2/2.0	1,568 (-12%)	9mo	$87,000	$55	72
6960 W Peoria Ave #201	0.00mi	2/2.0	1,512 (-16%)	8mo	$63,000	$42	68
10960 N 67th Ave #155	0.17mi	2/2.0	1,488 (-17%)	6mo	$20,000	$13	62
6960 W Peoria Ave #101	0.00mi	2/2.0	1,456 (-19%)	16mo	$70,000	$48	61
10960 N 67th Ave #92	0.17mi	3/2.0 (+1)	1,512 (-16%)	2mo	$95,000	$63	60
10960 N 67th Ave #213	0.17mi	2/2.0	1,440 (-20%)	14mo	$45,000	$31	56
10960 N 67th Ave #81	0.31mi	2/2.0	1,440 (-20%)	6mo	$25,000	$17	55
10960 N 67th Ave #140	0.30mi	2/2.0	1,488 (-17%)	16mo	$21,000	$14	48
6526 W Mission Ln	1.08mi	2/2.0	1,585 (-12%)	17mo	$195,000	$123	32
6612 W Mission Ln	1.06mi	2/2.0	1,450 (-19%)	13mo	$160,000	$110	29

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: 67.4%
• Equity multiple: 3.92×
• Total profit: $40,455
• Equity at exit: $7,381

10-year hold

• IRR: 70.8%
• Equity multiple: 7.40×
• Total profit: $88,721
• Equity at exit: $4,280

Cash invested: $13,860 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 8 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $80,000 ($57/sqft)
• Median days on market: 88 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 556
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $815

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 39%

Sensitivity live

Price	-10% $849	-5% $832	+0% $815	+5% $797	+10% $780
Rent	-10% $699	-5% $757	+0% $815	+5% $872	+10% $930
Rate	-1.0pp $839	-0.5pp $827	base $815	+0.5pp $802	+1.0pp $789

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: $12,375
• Closing costs: $1,485
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6960 W Peoria Ave #146 Peoria, AZ	3.0	2.0	1393	$2,030	$1.46	29d	1	0.06mi
10823 N 70th Ave Peoria, AZ	3.0	2.5	1744	$1,950	$1.12	91d	1	0.07mi
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$1,999	$1.40	94d	1	0.09mi
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$1,899	$1.33	51d	1	0.09mi
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$1,899	$1.33	53d	1	0.09mi
7012 W Lincoln St Peoria, AZ	3.0	2.5	1606	$1,949	$1.21	10d	1	0.12mi
7027 W Lincoln St Peoria, AZ	3.0	2.5	1606	$1,750	$1.09	55d	1	0.14mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	161d	1	0.16mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	184d	1	0.18mi
6938 W Cochise Dr Peoria, AZ	3.0	2.0	1440	$1,695	$1.18	23d	1	0.26mi
7127 W Desert Cove Ave Peoria, AZ	3.0	2.0	1500	$2,250	$1.50	10d	1	0.27mi
6849 W Yucca St Peoria, AZ	3.0	2.0	1537	$1,781	$1.16	55d	1	0.28mi
7132 W Mercer Ln Peoria, AZ	3.0	2.0	1380	$1,870	$1.36	1d	1	0.29mi
7003 W Sierra St Peoria, AZ	3.0	2.0	1439	$2,100	$1.46	49d	1	0.43mi
6833 W Sierra St Peoria, AZ	3.0	2.0	1337	$1,950	$1.46	94d	1	0.45mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,695	$1.24	127d	1	0.46mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,650	$1.10	126d	1	0.46mi
6502 W Mercer Ln Glendale, AZ	3.0	2.0	1295	$1,650	$1.27	130d	1	0.49mi
6632 W Brown St Glendale, AZ	3.0	2.0	1365	$2,095	$1.53	0d	1	0.53mi
6617 W Cheryl Dr Glendale, AZ	3.0	2.0	1288	$1,695	$1.32	130d	1	0.53mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	165d	1	0.55mi
7244 W Cameron Dr Peoria, AZ	3.0	2.0	1270	$1,949	$1.53	29d	1	0.60mi
7232 W Brown St Peoria, AZ	3.0	2.0	1591	$2,006	$1.26	113d	1	0.60mi
7345 W Comet Ave Peoria, AZ	1.0	1.0	1900	$19,000	$10.00	138d	1	0.62mi
6540 W Cortez St Glendale, AZ	3.0	2.0	1580	$2,100	$1.33	13d	1	0.63mi
6540 W Cortez St Glendale, AZ	3.0	2.0	1580	$2,100	$1.33	10d	1	0.63mi
7301 W Sierra St Peoria, AZ	3.0	2.0	1669	$2,500	$1.50	94d	1	0.63mi
10021 N 66th Ave Glendale, AZ	3.0	2.0	1317	$1,925	$1.46	9d	1	0.65mi
7345 W Beryl Ave Peoria, AZ	3.0	2.0	1816	$1,350	$0.74	47d	1	0.65mi
6340 W Mercer Ln Glendale, AZ	3.0	3.0	1570	$1,939	$1.24	79d	1	0.67mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	146d	1	0.68mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,400	$1.46	41d	1	0.69mi
6407 W Brown St Glendale, AZ	3.0	2.0	1720	$1,850	$1.08	113d	1	0.71mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	184d	1	0.73mi
7418 W Cameron Dr Peoria, AZ	3.0	2.0	1653	$2,156	$1.30	121d	1	0.74mi
10415 N 63rd Dr Glendale, AZ	2.0	1.5	1332	$1,848	$1.39	47d	1	0.77mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	184d	1	0.78mi
6935 W Palo Verde Ave Peoria, AZ	3.0	2.0	1469	$1,751	$1.19	91d	1	0.78mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	184d	1	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	184d	1	0.79mi

Listing history 50 events

1. 2026-11-08
   days on market $49,500 Active 247 DOM
2. 2026-11-07
   days on market $49,500 Active 246 DOM
3. 2026-11-06
   days on market $49,500 Active 245 DOM
4. 2026-11-05
   days on market $49,500 Active 244 DOM
5. 2026-11-04
   days on market $49,500 Active 243 DOM
6. 2026-11-02
   days on market $49,500 Active 241 DOM
7. 2026-11-01
   days on market $49,500 Active 240 DOM
8. 2026-10-31
   days on market $49,500 Active 239 DOM
9. 2026-10-30
   days on market $49,500 Active 238 DOM
10. 2026-10-30
    price $49,500 Active 237 DOM
11. 2026-10-29
    days on market $59,500 Active 237 DOM
12. 2026-10-28
    days on market $59,500 Active 236 DOM
13. 2026-10-27
    days on market $59,500 Active 235 DOM
14. 2026-10-26
    days on market $59,500 Active 234 DOM
15. 2026-10-26
    days on market $59,500 Active 233 DOM
16. 2026-10-24
    days on market $59,500 Active 232 DOM
17. 2026-10-23
    days on market $59,500 Active 231 DOM
18. 2026-10-22
    days on market $59,500 Active 230 DOM
19. 2026-10-21
    days on market $59,500 Active 229 DOM
20. 2026-10-20
    days on market $59,500 Active 228 DOM
21. 2026-10-19
    days on market $59,500 Active 227 DOM
22. 2026-10-18
    days on market $59,500 Active 226 DOM
23. 2026-10-17
    days on market $59,500 Active 225 DOM
24. 2026-10-16
    days on market $59,500 Active 224 DOM
25. 2026-10-15
    days on market $59,500 Active 223 DOM
26. 2026-10-14
    days on market $59,500 Active 222 DOM
27. 2026-10-13
    days on market $59,500 Active 221 DOM
28. 2026-10-12
    days on market $59,500 Active 220 DOM
29. 2026-10-11
    days on market $59,500 Active 219 DOM
30. 2026-10-10
    days on market $59,500 Active 218 DOM
31. 2026-10-09
    days on market $59,500 Active 217 DOM
32. 2026-10-09
    status $59,500 Active 216 DOM
33. 2026-10-08
    days on market $59,500 Under Contract Accepting Backups 216 DOM
34. 2026-10-07
    days on market $59,500 Under Contract Accepting Backups 215 DOM
35. 2026-10-06
    days on market $59,500 Under Contract Accepting Backups 214 DOM
36. 2026-10-05
    days on market $59,500 Under Contract Accepting Backups 213 DOM
37. 2026-10-04
    days on market $59,500 Under Contract Accepting Backups 212 DOM
38. 2026-10-04
    days on market $59,500 Under Contract Accepting Backups 211 DOM
39. 2026-10-02
    days on market $59,500 Under Contract Accepting Backups 210 DOM
40. 2026-10-01
    days on market $59,500 Under Contract Accepting Backups 209 DOM
41. 2026-09-30
    days on market $59,500 Under Contract Accepting Backups 208 DOM
42. 2026-09-29
    status $59,500 Under Contract Accepting Backups 207 DOM
43. 2026-09-29
    days on market $59,500 Active 207 DOM
44. 2026-09-28
    days on market $59,500 Active 206 DOM
45. 2026-09-27
    days on market $59,500 Active 205 DOM
46. 2026-09-26
    days on market $59,500 Active 204 DOM
47. 2026-09-25
    days on market $59,500 Active 203 DOM
48. 2026-09-24
    days on market $59,500 Active 202 DOM
49. 2026-09-23
    days on market $59,500 Active 201 DOM
50. 2026-09-22
    days on market $59,500 Active 200 DOM

ⓘ 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: $17,569
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$1,440
• Taxable income: $9,555
• Est. tax owed @ 24.0%: −$2,293
• After-tax cash flow: $7,481/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 Est. rehab $8,960–$26,880 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Sundance Elementary School F AZ #600/1,109 Nat'l #28,475/41,679 High Centennial High School F AZ #88/381 Nat'l #9,347/17,239

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

B Composite livability gradescore 76/100

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 · 4,979,203 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: 16% of renters

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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%

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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%
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 1% Vietnamese 1%

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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

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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