10960 N 67th Ave #217 · Peoria, AZ 85304

$89,999

2 bd · 2.0 ba · 1,173 sqft · Manufactured · 160 Days on market

Built 2019 Good condition $77/sqft · 78% above area ↓ 33% 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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2019 home in the gated 55+ Casa del Sol East community! This 2 bedroom with walk in closets, 2 bath residence offers 1,173 sq ft of modern, move-in-ready living space and stands out as one of the newer homes in the neighborhood. The open-concept layout features a spacious kitchen that flows into the living and dining areas, ideal for everyday living and entertaining.

Key facts

• 2 parking spots
• Community pool
• Built 2019

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 soft (-1.3%/yr); 125 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $622 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 + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.44%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $50,558
• List price: $89,999
• Delta: 78.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10960 N 67th Ave #227	0.01mi	2/2.0	1,150 (-2%)	11mo	$72,000	$63	87
10960 N 67th Ave #180	0.01mi	2/2.0	1,152 (-2%)	12mo	$50,000	$43	87
10960 N 67th Ave #202	0.00mi	2/2.0	1,248 (+6%)	4mo	$57,500	$46	86
10960 N 67th Ave #72	0.01mi	2/2.0	1,096 (-7%)	11mo	$41,000	$37	79
6960 W Peoria Ave #59	0.31mi	2/2.0	1,188 (+1%)	7mo	$74,000	$62	78
10960 N 67 Ave #117	0.00mi	2/2.0	1,260 (+7%)	12mo	$65,000	$52	77
10960 N 67th Ave #223	0.01mi	2/2.0	1,056 (-10%)	10mo	$66,000	$63	74
6960 W Peoria Ave #166	0.43mi	2/2.0	1,152 (-2%)	4mo	$72,000	$63	74
10960 N 67th Ave #39	0.00mi	2/2.0	1,344 (+15%)	6mo	$95,000	$71	71
6960 W Peoria Ave #181	0.33mi	2/2.0	1,056 (-10%)	2mo	$77,000	$73	67
6960 W Peoria Ave #183	0.42mi	2/2.0	1,248 (+6%)	7mo	$36,000	$29	64
6960 W Peoria Ave #168	0.31mi	2/2.0	1,056 (-10%)	13mo	$57,000	$54	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.30×
• Total profit: $32,820
• Equity at exit: $13,419

10-year hold

• IRR: 37.7%
• Equity multiple: 4.01×
• Total profit: $75,832
• Equity at exit: $7,781

Cash invested: $25,200 (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 85304

• Rents YoY: -1.3%
• Active inventory: 125
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $828

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 50%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.15mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	0.40mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.65mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.65mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	2d	27	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	1.01mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	1.02mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	1.03mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	1.03mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	1.07mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	1.07mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	1.08mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	1.08mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	1.12mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.12mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.18mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	1.18mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	1.20mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.20mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.23mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	1.27mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	1.28mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.34mi
5625 W Sunnyside Dr Glendale, AZ	3.0	2.0	1192	$1,850	$1.55	5d	1	1.38mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.39mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	1.43mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	1.43mi
5648 W Mountain View Rd Glendale, AZ	3.0	2.0	1380	$2,095	$1.52	13d	1	1.46mi
9205 N 59th Ave Unit 108 Glendale, AZ	2.0	2.0	1238	$1,600	$1.29	44d	1	1.47mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $89,999 Active 160 DOM
2. 2026-06-17
   days on market $89,999 Active 159 DOM
3. 2026-06-16
   days on market $89,999 Active 158 DOM
4. 2026-06-15
   days on market $89,999 Active 157 DOM
5. 2026-06-13
   days on market $89,999 Active 155 DOM
6. 2026-06-13
   days on market $89,999 Active 154 DOM
7. 2026-06-09
   days on market $89,999 Active 151 DOM
8. 2026-06-08
   days on market $89,999 Active 150 DOM
9. 2026-06-07
   days on market $89,999 Active 149 DOM
10. 2026-06-04
    days on market $89,999 Active 146 DOM
11. 2026-06-03
    days on market $89,999 Active 145 DOM
12. 2026-06-02
    days on market $89,999 Active 144 DOM
13. 2026-06-01
    days on market $89,999 Active 143 DOM
14. 2026-05-31
    days on market $89,999 Active 142 DOM
15. 2026-03-24
    price $89,999 379-char remark

    Show marketing remark (379 chars)

    Beautiful 2019 home in the gated 55+ Casa del Sol East community! This 2 bedroom with walk in closets, 2 bath residence offers 1,173 sq ft of modern, move-in-ready living space and stands out as one of the newer homes in the neighborhood. The open-concept layout features a spacious kitchen that flows into the living and dining areas, ideal for everyday living and entertaining.

16. 2026-02-04
    price $97,500 379-char remark

    Show marketing remark (379 chars)

    Beautiful 2019 home in the gated 55+ Casa del Sol East community! This 2 bedroom with walk in closets, 2 bath residence offers 1,173 sq ft of modern, move-in-ready living space and stands out as one of the newer homes in the neighborhood. The open-concept layout features a spacious kitchen that flows into the living and dining areas, ideal for everyday living and entertaining.

17. 2026-01-09
    listed $99,999 Active 379-char remark

    Show marketing remark (379 chars)

    Beautiful 2019 home in the gated 55+ Casa del Sol East community! This 2 bedroom with walk in closets, 2 bath residence offers 1,173 sq ft of modern, move-in-ready living space and stands out as one of the newer homes in the neighborhood. The open-concept layout features a spacious kitchen that flows into the living and dining areas, ideal for everyday living and entertaining.

18. 2024-07-08
    historical
19. 2024-04-29
    price $121,990
20. 2024-04-04
    price $124,990
21. 2024-02-11
    price $129,990
22. 2023-11-08
    price $133,990
23. 2023-10-27
    listed $134,990 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 · 17 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: $22,030
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$2,618
• Taxable income: $9,045
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $7,769/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 80/100 Cosmetic rehab

This 2019 manufactured home in Casa del Sol East is in good condition with modern appliances and a clean exterior. It offers a good investment opportunity with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value
• Both Replace window treatments — New window treatments can enhance curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices can increase convenience and add value
• Both Upgrade flooring in living areas — Upgrading flooring can enhance the home's appearance and increase its value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value ↑
• Both Replace window treatments — New window treatments can enhance curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value ↑
• Both Upgrade flooring in living areas — Upgrading flooring can enhance the home's appearance and increase its value ↑

ⓘ 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): 29,861
• Household income: $86,927
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 640.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 16% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -259.68%
• Current HPI: 310.0679
• Rent YoY: ▼ -1.30%
• 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

-33.3% since first listed

9 events — show timeline

• 2026-03-24 Price Changed $89,999 ARMLS
• 2026-02-04 Price Changed $97,500 ARMLS
• 2026-01-09 Listed $99,999 ARMLS
• 2024-07-08 Listing Removed — ARMLS
• 2024-04-29 Price Changed $121,990 ARMLS
• 2024-04-04 Price Changed $124,990 ARMLS
• 2024-02-11 Price Changed $129,990 ARMLS
• 2023-11-08 Price Changed $133,990 ARMLS
• 2023-10-27 Listed $134,990 ARMLS