10810 N 91 Ave #96 · Peoria, AZ 85345

$39,000

3 bd · 1.0 ba · 780 sqft · Manufactured · 8 Days on market

Built 1973 Good condition $50/sqft · 48% below area Est $75k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home. Beautifully done with a French look kitchen style. Large living/family room. Extended covered patio for your cookouts. Cement parking slab. All ages community offers a pool, dog park, fitness center and club house. Close to shopping, entertainment, and schools. A couple of blocks to the 101 Fwy and 60 Hwy for easy commute. Awesome area! *There is a rent with option to buy. Ask your agent.

Key facts

• Dog park
• Fitness center
• Cement parking slab

Tags

• FRENCH LOOK KITCHEN
• EXTENDED COVERED PATIO
• CEMENT PARKING SLAB
• POOL
• DOG PARK
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $39k. 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 $39k).
• Cap rate 39.6% 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 30% 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 $270 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 ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $18k (32%) 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.39% ✓
• Cap rate: 39.58%
• Cash-on-cash: 118.88%
• DSCR: 6.29
• GRM: 1.9

CMA / ARV

• ARV (median comp): $75,349
• List price: $39,000
• Delta: -24.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #28	0.36mi	2/1.0 (-1)	812 (+4%)	4mo	$27,750	$34	68
10810 N 91st Ave #45	0.07mi	3/2.0	896 (+15%)	3mo	$80,000	$89	66
11411 N 91st Ave #51	0.38mi	2/2.0 (-1)	792 (+2%)	17mo	$44,000	$56	57
10951 N 91st Ave #127	0.25mi	2/2.0 (-1)	850 (+9%)	14mo	$115,000	$135	53
10701 N 99th Ave #178	0.64mi	2/1.0 (-1)	840 (+8%)	0mo	$15,000	$18	52
10951 N 91st Ave #43	0.23mi	2/2.0 (-1)	866 (+11%)	14mo	$105,000	$121	50
10701 N 99th Ave #65	0.72mi	2/2.0 (-1)	796 (+2%)	5mo	$55,000	$69	50
10951 N 91st Ave #224	0.44mi	2/2.0 (-1)	840 (+8%)	10mo	$40,000	$48	50
10701 N 99 Ave #128	0.64mi	2/2.0 (-1)	792 (+2%)	17mo	$39,500	$50	44
10701 N 99th Ave #90	0.64mi	2/2.0 (-1)	796 (+2%)	16mo	$45,500	$57	44
10951 N 91st Ave #232	0.44mi	2/1.0 (-1)	896 (+15%)	14mo	$64,375	$72	38
10701 N 99th Ave #259	0.65mi	2/2.0 (-1)	896 (+15%)	20mo	$46,500	$52	19

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: —
• Equity multiple: 6.37×
• Total profit: $58,607
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 12.37×
• Total profit: $124,207
• Equity at exit: $3,372

Cash invested: $10,920 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,082

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 32%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	0.34mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.52mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	0.52mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.63mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	2d	14	0.63mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	0.76mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.76mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.84mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.84mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	0.86mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	43d	1	0.86mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.87mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.96mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	1.11mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	1	1.20mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,880	$2.21	1d	9	1.22mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	43d	1	1.26mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,674	$1.80	5d	7	1.41mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $39,000 Active 8 DOM
2. 2026-06-17
   days on market $39,000 Active 7 DOM
3. 2026-06-16
   days on market $39,000 Active 6 DOM
4. 2026-06-15
   days on market $39,000 Active 5 DOM
5. 2026-06-13
   days on market $39,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $39,000 Active 2 DOM
7. 2026-05-31
   days on market $57,000 Active 102 DOM
8. 2026-02-16
   listed $57,000 Active 421-char remark

   Show marketing remark (421 chars)

   Great starter home. Beautifully done with a French look kitchen style. Large living/family room. Extended covered patio for your cookouts. Cement parking slab. All ages community offers a pool, dog park, fitness center and club house. Close to shopping, entertainment, and schools. A couple of blocks to the 101 Fwy and 60 Hwy for easy commute. Awesome area! *There is a rent with option to buy. Ask your agent.

9. 2025-08-31
   historical
10. 2025-07-29
    price $50,000
11. 2025-05-21
    listed $52,000 Active
12. 2025-03-24
    historical
13. 2025-02-25
    listed $47,000 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 7 d/yr ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,527
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$1,135
• Taxable income: $13,143
• Est. tax owed @ 24.0%: −$3,154
• After-tax cash flow: $9,828/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 manufactured home is in good condition with cosmetic updates, making it a great starter home in a desirable location.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace window blinds — Improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace window blinds — Improves energy efficiency and comfort ↑

ⓘ 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

+21.3% since first listed

6 events — show timeline

• 2026-02-16 Listed $57,000 ARMLS
• 2025-08-31 Listing Removed — ARMLS
• 2025-07-29 Price Changed $50,000 ARMLS
• 2025-05-21 Listed $52,000 ARMLS
• 2025-03-24 Listing Removed — ARMLS
• 2025-02-25 Listed $47,000 ARMLS