10955 N 79th Ave #163 · Peoria, AZ 85345

$75,000

2 bd · 1.0 ba · 952 sqft · Manufactured · 271 Days on market

Built 1982 Fair condition $79/sqft · 37% above area Est $55k · 37% over ↓ 12% since listing

---

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
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 14' x 68' home offering over 950 sq. ft. of comfortable living space. This 2-bedroom, 1-bath beauty features a bright kitchen with attractive cabinets and plenty of storage. Move-in ready and turnkey, this home is perfect for easy living. Located in the inviting Suncrest One Mobile Home Park,

Key facts

• Bright kitchen
• Move-in ready
• Attractive cabinets

Tags

• BRIGHT KITCHEN
• ATTRACTIVE CABINETS
• PLENTY OF STORAGE
• MOVE-IN READY
• TURNKEY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.09% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.25%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $54,899
• List price: $75,000
• Delta: 36.61%
• 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	0.08mi	2/2.0	972 (+2%)	5mo	$65,000	$67	85
10955 N 79th Ave #3	0.08mi	2/1.5	952 (0%)	16mo	$46,000	$48	81
10955 N 79th Ave #37	0.04mi	2/2.0	980 (+3%)	16mo	$88,000	$90	76
7810 W Peoria Ave #128	0.17mi	3/2.0 (+1)	980 (+3%)	2mo	$40,000	$41	76
7810 W Peoria Ave #33	0.17mi	3/2.0 (+1)	952 (0%)	12mo	$85,000	$89	73
7810 W Peoria Ave #166	0.17mi	3/2.0 (+1)	896 (-6%)	7mo	$57,000	$64	67
7810 W Peoria Ave #30	0.17mi	2/2.0	1,056 (+11%)	11mo	$106,000	$100	61
7810 W Peoria Ave #153	0.17mi	2/2.0	1,056 (+11%)	12mo	$105,000	$99	60
7344 W Peoria Ave #21	0.60mi	2/2.0	980 (+3%)	15mo	$17,000	$17	51
7810 W Peoria Ave #125	0.22mi	3/2.0 (+1)	1,056 (+11%)	21mo	$117,000	$111	45
7302 W Peoria Ave #50	0.62mi	2/1.0	840 (-12%)	8mo	$18,000	$21	45
7302 W Peoria Ave #65	0.61mi	3/2.0 (+1)	1,056 (+11%)	3mo	$66,500	$63	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: 35.1%
• Equity multiple: 2.44×
• Total profit: $30,179
• Equity at exit: $11,183

10-year hold

• IRR: 40.6%
• Equity multiple: 4.39×
• Total profit: $71,216
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $722

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $774	-5% $748	+0% $722	+5% $696	+10% $670
Rent	-10% $598	-5% $660	+0% $722	+5% $784	+10% $846
Rate	-1.0pp $760	-0.5pp $741	base $722	+0.5pp $703	+1.0pp $683

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.48mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	25d	1	0.66mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	44d	1	0.73mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	2d	30	0.86mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	2d	229	0.88mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	6d	1	0.93mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	44d	1	0.94mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	4d	1	0.94mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	2d	8	0.99mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	25d	1	1.07mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	3d	19	1.08mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	3d	14	1.25mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,654	$1.68	2d	29	1.26mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.28mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	25d	1	1.28mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	15d	10	1.44mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	25d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 271 DOM
2. 2026-06-17
   days on market $75,000 Active 270 DOM
3. 2026-06-16
   days on market $75,000 Active 269 DOM
4. 2026-06-15
   days on market $75,000 Active 268 DOM
5. 2026-06-13
   days on market $75,000 Active 266 DOM
6. 2026-06-13
   days on market $75,000 Active 265 DOM
7. 2026-06-09
   days on market $75,000 Active 262 DOM
8. 2026-06-08
   days on market $75,000 Active 261 DOM
9. 2026-06-07
   days on market $75,000 Active 260 DOM
10. 2026-06-04
    days on market $75,000 Active 257 DOM
11. 2026-06-03
    days on market $75,000 Active 256 DOM
12. 2026-06-02
    days on market $75,000 Active 255 DOM
13. 2026-06-01
    days on market $75,000 Active 254 DOM
14. 2026-05-31
    days on market $75,000 Active 253 DOM
15. 2026-04-10
    price $75,000 302-char remark

    Show marketing remark (302 chars)

    Spacious 14' x 68' home offering over 950 sq. ft. of comfortable living space. This 2-bedroom, 1-bath beauty features a bright kitchen with attractive cabinets and plenty of storage. Move-in ready and turnkey, this home is perfect for easy living. Located in the inviting Suncrest One Mobile Home Park,

16. 2025-10-27
    price $80,000 302-char remark

    Show marketing remark (302 chars)

    Spacious 14' x 68' home offering over 950 sq. ft. of comfortable living space. This 2-bedroom, 1-bath beauty features a bright kitchen with attractive cabinets and plenty of storage. Move-in ready and turnkey, this home is perfect for easy living. Located in the inviting Suncrest One Mobile Home Park,

17. 2025-09-20
    listed $85,000 Active 302-char remark

    Show marketing remark (302 chars)

    Spacious 14' x 68' home offering over 950 sq. ft. of comfortable living space. This 2-bedroom, 1-bath beauty features a bright kitchen with attractive cabinets and plenty of storage. Move-in ready and turnkey, this home is perfect for easy living. Located in the inviting Suncrest One Mobile Home Park,

ⓘ 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: $18,839
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$2,182
• Taxable income: $7,942
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $6,757/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 · 1 photo

Fair 45/100 Cosmetic rehab

This move-in ready manufactured home in Suncrest One Mobile Home Park requires minor cosmetic updates to its exterior and interior to enhance its curb appeal and value.

Repairs flagged

• Minor Exterior siding — Slight staining and weathering.
• Minor Interior walls — Visible discoloration and wear.
• Minor Bathroom fixtures — Dated appearance and potential need for updating.
• Minor Kitchen cabinets — Functional but dated appearance.
• Minor Landscaping — Minimal and could benefit from updates to enhance curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace dated kitchen cabinets — Modernizing the kitchen can significantly increase appeal and value.
• Both Update bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value.
• Both HVAC maintenance and potential upgrade — A clean and possibly upgraded HVAC system can improve comfort and energy efficiency, boosting value.
• Both Replace worn flooring — Fresh flooring can improve the home's overall appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Slight staining and weathering.	Minor	$500–3,000
Interior walls · Visible discoloration and wear.	Minor	$500–3,000
Bathroom fixtures · Dated appearance and potential need for updating.	Minor	$500–3,000
Kitchen cabinets · Functional but dated appearance.	Minor	$500–3,000
Landscaping · Minimal and could benefit from updates to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace dated kitchen cabinets — Modernizing the kitchen can significantly increase appeal and value. ↑
• Both Update bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value. ↑
• Both HVAC maintenance and potential upgrade — A clean and possibly upgraded HVAC system can improve comfort and energy efficiency, boosting value. ↑
• Both Replace worn flooring — Fresh flooring can improve the home's overall appearance and 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): 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

-11.8% since first listed

3 events — show timeline

• 2026-04-10 Price Changed $75,000 ARMLS
• 2025-10-27 Price Changed $80,000 ARMLS
• 2025-09-20 Listed $85,000 ARMLS