10955 N 79th Ave #95 · Peoria, AZ 85345

$105,000

2 bd · 2.0 ba · 1,384 sqft · Manufactured · 45 Days on market

Built 1988 Good condition $76/sqft · 17% above area Est $90k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this beautifully updated 3-bedroom, 2-bath mobile home in the desirable Suncrest 1 Mobile Home Park. The kitchen is a showstopper with sleek solid-surface white countertops, stainless steel appliances, a gas stove, and gray-painted cabinets that provide a modern touch. Vaulted ceilings create an airy, open feel, perfectly complemented by the stylish wood-look flooring throughout. Both bathrooms have been thoughtfully updated with modern vanities, adding to the home's fresh appeal. With its contemporary finishes and functional design, this home offers the perfect blend of comfort and style.

Key facts

• 2 parking spots
• Community pool
• Built 1988

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Land lease of $825 monthly; No association fees; Community pool; Community spa; Community laundry (coin-operated)

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: Private water company service; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood siding with wood frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; No fencing

Interior

• Kitchen: Built-in microwave; Non-laminate (solid) counters
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Full bathroom in primary bedroom
• Laundry & utility: Washer/dryer hook-ups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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.
• Zoned schools: Apache Elementary School (math 51% / reading 49%, grade D+, #263 of 1,109 statewide, top 24%, 732 students, 37% FRL); Peoria High School (math 18% / reading 22%, grade F, #225 of 381 statewide, top 60%, 1,566 students, 54% FRL).
• Market conditions: Rents flat; 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $726 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $90,000
• List price: $105,000
• Delta: 16.67%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 W Peoria Ave #22	0.17mi	3/2.0 (+1)	1,456 (+5%)	0mo	$99,000	$68	78
10955 N 79th Ave #151	0.04mi	3/2.0 (+1)	1,440 (+4%)	18mo	$117,000	$81	72
10955 N 79th Ave #106	0.04mi	3/2.0 (+1)	1,342 (-3%)	22mo	$140,000	$104	70
10955 N 79th Ave #113	0.04mi	3/2.0 (+1)	1,568 (+13%)	3mo	$90,000	$57	69
10955 N 79th Ave #165	0.04mi	3/2.0 (+1)	1,456 (+5%)	21mo	$135,000	$93	67
10955 N 79th Ave N #34	0.04mi	3/2.0 (+1)	1,536 (+11%)	10mo	$104,999	$68	66
7810 W Peoria Ave #36	0.19mi	3/2.0 (+1)	1,344 (-3%)	19mo	$125,000	$93	65
10955 N 79th Ave #105	0.04mi	3/2.0 (+1)	1,500 (+8%)	21mo	$135,900	$91	62
7344 W Peoria Ave #4	0.63mi	2/2.0	1,344 (-3%)	11mo	$32,500	$24	57
7302 W Peoria` Ave #77	0.66mi	3/2.0 (+1)	1,428 (+3%)	22mo	$149,000	$104	41

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: 24.6%
• Equity multiple: 1.98×
• Total profit: $28,945
• Equity at exit: $15,656

10-year hold

• IRR: 30.9%
• Equity multiple: 3.47×
• Total profit: $72,674
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $792

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 54%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	4d	1	0.18mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	0.38mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	43d	1	0.51mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	24d	1	0.53mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	2d	1	0.58mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	43d	1	0.58mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.60mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	24d	1	0.61mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	0.62mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.67mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	0.67mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	22d	1	0.72mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	5d	1	0.73mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	1d	30	0.86mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	0.88mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	43d	1	0.92mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	43d	1	0.96mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	20d	1	0.97mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	43d	1	0.99mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.99mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	1.03mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	24d	1	1.04mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.08mi
8002 W Corrine Dr Peoria, AZ	3.0	2.0	1600	$2,100	$1.31	24d	1	1.08mi
8183 W Carol Ave Peoria, AZ	3.0	2.5	1684	$1,975	$1.17	44d	1	1.10mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	2d	1	1.15mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	43d	1	1.20mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	1.23mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,654	$1.68	2d	29	1.26mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	12d	1	1.26mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.27mi
7719 W Dreyfus Dr Peoria, AZ	3.0	2.0	1607	$2,195	$1.37	5d	1	1.28mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.28mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	1.28mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	1.29mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	43d	1	1.29mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	1.36mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	3d	1	1.37mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.39mi
8375 W Dahlia Dr Peoria, AZ	3.0	2.0	1600	$1,950	$1.22	18d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 45 DOM
2. 2026-06-17
   days on market $105,000 Active 44 DOM
3. 2026-06-16
   days on market $105,000 Active 43 DOM
4. 2026-06-15
   days on market $105,000 Active 42 DOM
5. 2026-06-13
   days on market $105,000 Active 40 DOM
6. 2026-06-13
   days on market $105,000 Active 39 DOM
7. 2026-06-09
   days on market $105,000 Active 36 DOM
8. 2026-06-08
   days on market $105,000 Active 35 DOM
9. 2026-06-07
   days on market $105,000 Active 34 DOM
10. 2026-06-04
    days on market $105,000 Active 31 DOM
11. 2026-06-03
    days on market $105,000 Active 30 DOM
12. 2026-06-02
    days on market $105,000 Active 29 DOM
13. 2026-06-01
    days on market $105,000 Active 28 DOM
14. 2026-05-31
    days on market $105,000 Active 27 DOM
15. 2026-05-04
    listed $105,000 Active 697-char remark
16. 2026-01-06
    listed $105,000 Active
17. 2026-01-06
    historical
18. 2025-01-24
    soldstatus $90,000 Closed

    Show marketing remark (618 chars)

    Discover the charm of this beautifully updated 3-bedroom, 2-bath mobile home in the desirable Suncrest 1 Mobile Home Park. The kitchen is a showstopper with sleek solid-surface white countertops, stainless steel appliances, a gas stove, and gray-painted cabinets that provide a modern touch. Vaulted ceilings create an airy, open feel, perfectly complemented by the stylish wood-look flooring throughout. Both bathrooms have been thoughtfully updated with modern vanities, adding to the home's fresh appeal. With its contemporary finishes and functional design, this home offers the perfect blend of comfort and style.

19. 2024-12-16
    status Pending

    Show marketing remark (618 chars)

    Discover the charm of this beautifully updated 3-bedroom, 2-bath mobile home in the desirable Suncrest 1 Mobile Home Park. The kitchen is a showstopper with sleek solid-surface white countertops, stainless steel appliances, a gas stove, and gray-painted cabinets that provide a modern touch. Vaulted ceilings create an airy, open feel, perfectly complemented by the stylish wood-look flooring throughout. Both bathrooms have been thoughtfully updated with modern vanities, adding to the home's fresh appeal. With its contemporary finishes and functional design, this home offers the perfect blend of comfort and style.

20. 2024-12-05
    listed $85,000 Active

    Show marketing remark (618 chars)

    Discover the charm of this beautifully updated 3-bedroom, 2-bath mobile home in the desirable Suncrest 1 Mobile Home Park. The kitchen is a showstopper with sleek solid-surface white countertops, stainless steel appliances, a gas stove, and gray-painted cabinets that provide a modern touch. Vaulted ceilings create an airy, open feel, perfectly complemented by the stylish wood-look flooring throughout. Both bathrooms have been thoughtfully updated with modern vanities, adding to the home's fresh appeal. With its contemporary finishes and functional design, this home offers the perfect blend of comfort and style.

ⓘ 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: $23,048
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$3,055
• Taxable income: $8,324
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $7,503/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 well-maintained mobile home in Peoria's Suncrest 1 community offers a good condition with modern updates and a good ROI potential.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• 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

+23.5% since first listed

6 events — show timeline

• 2026-05-04 Listed $105,000 ARMLS
• 2026-01-06 Listed $105,000 ARMLS
• 2026-01-06 Listing Removed — ARMLS
• 2025-01-24 Sold (MLS) $90,000 ARMLS
• 2024-12-16 Pending — ARMLS
• 2024-12-05 Listed $85,000 ARMLS