Peoria's current Zillow ZHVI is $486,091, while ZORI is $1,876 monthly, implying a 4.63% gross yield from annualized ZORI divided by ZHVI before vacancy, management, maintenance, taxes, insurance, utilities, HOA charges and financing. Recent Zillow value movement was negative and rent movement positive, but that divergence does not establish a future trend. ZHVI equals 5.07x ACS median household income, and annual ZORI equals 23.50% of income. These are city affordability screens, not borrower budgets or property cash flows.
The city has 79,085 housing units; 23.99% of occupied units are renter-occupied, with the remainder owner-occupied, and citywide housing vacancy is 6.65%. These tenure and vacancy measures frame the housing stock but do not show whether a specific rental is available or likely to lease quickly. ACS reports a $463,600 median value for occupied owner housing and $1,843 median gross rent for occupied rentals, including selected utilities. These surveyed ACS measures differ in concept and period from Zillow's typical home value and observed market rent, so they should not be averaged or treated as direct comparables.
Among paying renter households, 59.14% spend at least 30% on gross rent, signaling affordability pressure rather than rent-growth capacity. Single-family units are 79.12% of housing stock and large multifamily properties are 8.61%, describing structure mix rather than investment inventory. Of vacant units, 39.38% are for rent and 31.91% are seasonal, but ACS vacancy-reason shares neither measure available inventory nor predict lease-up. Population was 17.07% higher between overlapping ACS five-year vintages, a nonannualized comparison potentially affected by boundary changes. Median household income is $95,815, while poverty is 8.39% and unemployment is 3.97%; these are descriptive demand constraints, not causal or tenant-level evidence.
The Maricopa County record shows a 28.89% county price-reduced share, relevant to negotiation only as county context. The Yavapai County record separately shows a 22.90% county price-reduced share and must not be combined with Maricopa County to characterize Peoria. The Phoenix metro sale-to-list ratio was 98.05%, showing metro sales below list in aggregate without measuring Peoria itself. The national Freddie Mac 30-year mortgage rate was 6.58%, a national financing benchmark rather than a quoted borrower rate.
Citywide and wider-area aggregates cannot establish a property's rent, occupancy, condition, expenses or resale liquidity; Peoria's cross-county footprint also makes parcel location consequential. Verify the parcel's county, taxes, insurance and hazard terms, HOA rules, utilities, repairs, capital needs, legal rental status, title, inspection, achievable rent from true comparables, tenant demand, downtime, management cost and actual loan quote. Recalculate net operating income and debt coverage instead of relying on gross yield.