7344 W Peoria Ave #36 · Peoria, AZ 85345

$10,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 77 Days on market

Built 1983 $8/sqft · 85% below area ↓ 29% since listing

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 2-bedroom manufactured home in Peoria Palms! Enjoy peace of mind with a less than 1-year-old A/C and a 1-year-old hot water heater. The bright interior offers natural light, warm tones, carpet and tile in all the right places. The kitchen features ample cabinetry and counter space. The primary bedroom includes a private bath for added comfort. This welcoming adult community offers a pool and spa, all in a great location near shopping and dining. All furnishings included, making this move-in ready!

Key facts

• Relaxing spa
• Bright layout
• Ample cabinetry

Tags

• BRIGHT LAYOUT
• AMPLE CABINETRY
• PRIVATE BATHROOM
• RELAXING SPA
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).
• Recommended offer: $9k (6.0% below list) — sets the bar for market timing.
• Cap rate 163.8% 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; 32 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).
• This rent runs 31% 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 $69 of loan paydown is wiped out by about $300 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 17.49% ✓
• Cap rate: 163.82%
• Cash-on-cash: 562.60%
• DSCR: 26.03
• GRM: 0.5

CMA / ARV

• ARV (median comp): $65,750
• List price: $10,000
• Delta: -84.79%
• 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
7302 W Peoria Ave #65	0.03mi	3/2.0 (+1)	1,056 (-12%)	3mo	$66,500	$63	71
6960 W Peoria Ave #166	0.47mi	2/2.0	1,152 (-4%)	4mo	$72,000	$63	68
6960 W Peoria Ave #59	0.52mi	2/2.0	1,188 (-1%)	7mo	$74,000	$62	68
7344 W Peoria Ave #4	0.07mi	2/2.0	1,344 (+12%)	11mo	$32,500	$24	68
6960 W Peoria Ave #183	0.47mi	2/2.0	1,248 (+4%)	7mo	$36,000	$29	65
6960 W Peoria Ave #181	0.56mi	2/2.0	1,056 (-12%)	2mo	$77,000	$73	52
10960 N 67th Ave #218	0.68mi	2/2.0	1,248 (+4%)	17mo	$60,000	$48	48
7810 W Peoria Ave #30	0.52mi	2/2.0	1,056 (-12%)	11mo	$106,000	$100	47
10955 N 79th Ave #149	0.66mi	2/2.0	1,152 (-4%)	20mo	$87,500	$76	46
7810 W Peoria Ave #153	0.52mi	2/2.0	1,056 (-12%)	12mo	$105,000	$99	45
6960 W Peoria Ave #168	0.52mi	2/2.0	1,056 (-12%)	13mo	$57,000	$54	45
7810 W Peoria Ave #36	0.52mi	3/2.0 (+1)	1,344 (+12%)	20mo	$125,000	$93	34

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: 28.83×
• Total profit: $77,923
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 58.00×
• Total profit: $159,614
• Equity at exit: $865

Cash invested: $2,800 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,313

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 20%

Sensitivity live

Price	-10% $1,320	-5% $1,316	+0% $1,313	+5% $1,309	+10% $1,306
Rent	-10% $1,175	-5% $1,244	+0% $1,313	+5% $1,382	+10% $1,451
Rate	-1.0pp $1,318	-0.5pp $1,315	base $1,313	+0.5pp $1,310	+1.0pp $1,308

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	25d	1	0.48mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.52mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	3d	4	0.57mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	0.67mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	0.72mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.75mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	5d	1	0.77mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	6d	1	0.80mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.82mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	6d	1	0.84mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	0.96mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	6d	1	0.97mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	6d	1	0.98mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	2d	30	1.05mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	25d	1	1.07mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	25d	1	1.14mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	1.14mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	6d	1	1.15mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	1.15mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	1.15mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	25d	1	1.18mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.20mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	44d	1	1.20mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	25d	1	1.23mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	2d	229	1.23mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	25d	1	1.24mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	25d	1	1.25mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.25mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	25d	1	1.25mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	1.32mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	1.35mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	6d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $10,000 Active 77 DOM
2. 2026-06-17
   days on market $10,000 Active 76 DOM
3. 2026-06-16
   days on market $10,000 Active 75 DOM
4. 2026-06-15
   days on market $10,000 Active 74 DOM
5. 2026-06-13
   days on market $10,000 Active 72 DOM
6. 2026-06-13
   days on market $10,000 Active 71 DOM
7. 2026-06-10
   price $10,000 Active 68 DOM
8. 2026-06-09
   days on market $12,500 Active 68 DOM
9. 2026-06-08
   days on market $12,500 Active 67 DOM
10. 2026-06-07
    days on market $12,500 Active 66 DOM
11. 2026-06-04
    days on market $12,500 Active 63 DOM
12. 2026-06-03
    days on market $12,500 Active 62 DOM
13. 2026-06-02
    days on market $12,500 Active 61 DOM
14. 2026-06-01
    days on market $12,500 Active 60 DOM
15. 2026-05-31
    days on market $12,500 Active 59 DOM
16. 2026-05-07
    price $12,500 525-char remark

    Show marketing remark (525 chars)

    Discover this charming 2-bedroom manufactured home in Peoria Palms! Enjoy peace of mind with a less than 1-year-old A/C and a 1-year-old hot water heater. The bright interior offers natural light, warm tones, carpet and tile in all the right places. The kitchen features ample cabinetry and counter space. The primary bedroom includes a private bath for added comfort. This welcoming adult community offers a pool and spa, all in a great location near shopping and dining. All furnishings included, making this move-in ready!

17. 2026-04-24
    price $15,000 525-char remark

    Show marketing remark (525 chars)

    Discover this charming 2-bedroom manufactured home in Peoria Palms! Enjoy peace of mind with a less than 1-year-old A/C and a 1-year-old hot water heater. The bright interior offers natural light, warm tones, carpet and tile in all the right places. The kitchen features ample cabinetry and counter space. The primary bedroom includes a private bath for added comfort. This welcoming adult community offers a pool and spa, all in a great location near shopping and dining. All furnishings included, making this move-in ready!

18. 2026-04-02
    listed $17,500 Active 525-char remark

    Show marketing remark (525 chars)

    Discover this charming 2-bedroom manufactured home in Peoria Palms! Enjoy peace of mind with a less than 1-year-old A/C and a 1-year-old hot water heater. The bright interior offers natural light, warm tones, carpet and tile in all the right places. The kitchen features ample cabinetry and counter space. The primary bedroom includes a private bath for added comfort. This welcoming adult community offers a pool and spa, all in a great location near shopping and dining. All furnishings included, making this move-in ready!

ⓘ 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 ≥112°F today · 18 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: $20,990
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$291
• Taxable income: $16,581
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $11,774/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.

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

-28.6% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $12,500 ARMLS
• 2026-04-24 Price Changed $15,000 ARMLS
• 2026-04-02 Listed $17,500 ARMLS