10955 N 79th Ave #40 · Peoria, AZ 85345

$85,000

2 bd · 2.0 ba · 972 sqft · Manufactured · 410 Days on market

Built 1988 Good condition $87/sqft · 55% above area ↓ 4% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• 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

This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

Key facts

• Rock landscaping
• Covered patio
• Large storage shed

Tags

• UPGRADED TILE WALK-IN SHOWER
• COVERED PATIO
• LOW-MAINTENANCE SIDE YARD
• ROCK LANDSCAPING
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 410 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 410 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: 1.86% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.35%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $54,922
• List price: $85,000
• Delta: 54.77%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10955 N 79th Ave #60	0.00mi	2/2.0	972 (0%)	5mo	$65,000	$67	96
7810 W Peoria Ave #128	0.16mi	3/2.0 (+1)	980 (+1%)	2mo	$40,000	$41	84
10955 N 79th Ave #37	0.04mi	2/2.0	980 (+1%)	16mo	$88,000	$90	84
10955 N 79th Ave #3	0.00mi	2/1.5	952 (-2%)	16mo	$46,000	$48	81
7810 W Peoria Ave #33	0.19mi	3/2.0 (+1)	952 (-2%)	12mo	$85,000	$89	73
7810 W Peoria Ave #166	0.16mi	3/2.0 (+1)	896 (-8%)	7mo	$57,000	$64	69
7810 W Peoria Ave #30	0.19mi	2/2.0	1,056 (+9%)	11mo	$106,000	$100	68
7810 W Peoria Ave #153	0.19mi	2/2.0	1,056 (+9%)	12mo	$105,000	$99	66
7344 W Peoria Ave #21	0.66mi	2/2.0	980 (+1%)	15mo	$17,000	$17	56
7810 W Peoria Ave #125	0.23mi	3/2.0 (+1)	1,056 (+9%)	21mo	$117,000	$111	52
7302 W Peoria Ave #65	0.68mi	3/2.0 (+1)	1,056 (+9%)	3mo	$66,500	$63	46
7302 W Peoria Ave #50	0.69mi	2/1.0	840 (-14%)	8mo	$18,000	$21	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: 25.9%
• Equity multiple: 2.04×
• Total profit: $24,680
• Equity at exit: $12,674

10-year hold

• IRR: 32.1%
• Equity multiple: 3.58×
• Total profit: $61,367
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $661

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 53%

Sensitivity live

Price	-10% $720	-5% $691	+0% $661	+5% $632	+10% $603
Rent	-10% $537	-5% $599	+0% $661	+5% $724	+10% $786
Rate	-1.0pp $704	-0.5pp $683	base $661	+0.5pp $639	+1.0pp $617

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	3d	4	0.57mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	45d	1	0.64mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	25d	1	0.65mi
8375 W Madison St Peoria, AZ	1.0	1.0	574	$1,450	$2.53	0d	1	0.77mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	0d	30	0.78mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	0d	228	0.79mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	6d	1	0.86mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	5d	1	0.88mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	45d	1	0.88mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	0.92mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	1.01mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	25d	1	1.12mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,666	$1.70	0d	27	1.17mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	4d	14	1.18mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	1.22mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	25d	1	1.22mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	1.22mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	16d	10	1.35mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	25d	1	1.41mi

Listing history 24 events

1. 2026-06-21
   days on market $85,000 Active 410 DOM
2. 2026-06-18
   days on market $85,000 Active 407 DOM
3. 2026-06-17
   days on market $85,000 Active 406 DOM
4. 2026-06-16
   days on market $85,000 Active 405 DOM
5. 2026-06-15
   days on market $85,000 Active 404 DOM
6. 2026-06-13
   days on market $85,000 Active 402 DOM
7. 2026-06-13
   days on market $85,000 Active 401 DOM
8. 2026-06-09
   days on market $85,000 Active 398 DOM
9. 2026-06-08
   days on market $85,000 Active 397 DOM
10. 2026-06-07
    days on market $85,000 Active 396 DOM
11. 2026-06-04
    days on market $85,000 Active 393 DOM
12. 2026-06-03
    days on market $85,000 Active 392 DOM
13. 2026-06-02
    days on market $85,000 Active 391 DOM
14. 2026-06-01
    days on market $85,000 Active 390 DOM
15. 2026-05-31
    days on market $85,000 Active 389 DOM
16. 2026-05-01
    status Active 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

17. 2026-05-01
    historical 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

18. 2026-02-03
    status Active 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

19. 2026-02-03
    price $85,000 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

20. 2026-02-01
    historical 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

21. 2025-10-31
    status Active 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

22. 2025-10-31
    price $87,000 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

23. 2025-10-31
    historical 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

24. 2025-04-30
    listed $89,000 Active 670-char remark

    Show marketing remark (670 chars)

    This beautifully maintained 2-bedroom, 2-bath mobile home offers comfort, space, and style! Enjoy the upgraded tile walk-in shower with a sleek glass door, a spacious open-concept living area, and a fully equipped kitchen with a gas stove—perfect for cooking enthusiasts. The home includes a washer and dryer for added convenience and comes partially furnished, ready for you to move in. Step outside to relax on the covered patio or enjoy the low-maintenance side yard featuring rock landscaping and turf. A large storage shed by the carport provides ample room for tools or outdoor gear. Don't miss this move-in-ready gem with great indoor and outdoor living!

ⓘ 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 ≥113°F today · 15 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: $18,970
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$2,473
• Taxable income: $7,001
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $6,257/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 move-in-ready mobile home offers a good condition with a well-maintained exterior and interior. It has a good ROI potential with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Resale Replace countertops with quartz or granite — Improves kitchen aesthetics and value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace countertops with quartz or granite — Improves kitchen aesthetics and value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

-4.5% since first listed

9 events — show timeline

• 2026-05-01 Relisted — ARMLS
• 2026-05-01 Listing Removed — ARMLS
• 2026-02-03 Relisted — ARMLS
• 2026-02-03 Price Changed $85,000 ARMLS
• 2026-02-01 Listing Removed — ARMLS
• 2025-10-31 Relisted — ARMLS
• 2025-10-31 Price Changed $87,000 ARMLS
• 2025-10-31 Listing Removed — ARMLS
• 2025-04-30 Listed $89,000 ARMLS