19400 N Westbrook Pkwy -- #220 · Peoria, AZ 85382

$164,999

1 bd · 2.0 ba · 839 sqft · Condo public records · 89 Days on market

Built 1989 $197/sqft · 37% below area Est $262k · 37% under $441/mo HOA · 27% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful condo in the very popular Westbrook Village Community just a five minute walk to The Lakes Golf Course, across Westbrook Parkway to Lakes Recreation Center and a 4 minute drive to Vistas Recreation Center (fitness rooms, huge lap pool, hot tub, tennis, pickleball, bocce, golf AND so so much more (see photo section for details and maps). This condo boasts fresh paint, new faux wood floors in kitchen, living and bathrooms new carpeting in bedroom. Easy to maintain and great lock and leave features. The living area and the bedroom share access to a huge extended balcony with great winter sun. If you are looking for EASY and FUN living, this is the place. Reserved parking just steps from the elevator.

Key facts

• $441 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.5% below list).
• Recommended offer: $133k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.4% 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); Sunrise Mountain High School (math 43% / reading 41%, grade F, #67 of 381 statewide, top 17%, 2,018 students, 15% FRL).
• Market conditions: Rents soft (-0.8%/yr); 281 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $132,647 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 8.5

CMA / ARV

• ARV (median comp): $261,547
• List price: $164,999
• Delta: -36.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.07×
• Total profit: $-42,898
• Equity at exit: $24,602

10-year hold

• IRR: -54.4%
• Equity multiple: -0.51×
• Total profit: $-69,711
• Equity at exit: $14,266

Cash invested: $46,200 (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 85382

• Home prices YoY: -23.6%
• Rents YoY: -0.8%
• Active inventory: 281
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$865
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$69
• HOA: −$441
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-183

Break-even live

Break-even rent $1,840

Max offer price $132,647

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-136	+0% $-183	+5% $-230	+10% $-277
Rent	-10% $-310	-5% $-247	+0% $-183	+5% $-120	+10% $-56
Rate	-1.0pp $-100	-0.5pp $-141	base $-183	+0.5pp $-226	+1.0pp $-269

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9264 W Morrow Dr Peoria, AZ	2.0	2.0	1001	$2,350	$2.35	45d	1	0.42mi
9315 W Morrow Dr Peoria, AZ	2.0	2.0	909	$1,695	$1.86	26d	1	0.44mi
18624 N 93rd Ave Peoria, AZ	2.0	2.0	1001	$1,795	$1.79	16d	1	0.51mi
10134 W Mohawk Ln Peoria, AZ	2.0	1.0–2.0	827	$1,149	$1.39	45d	1	1.11mi
10134 W Mohawk Ln Peoria, AZ	1.0–2.0	1.0–2.0	992	$999	$1.01	14d	5	1.13mi
10310 W Beardsley Rd Peoria, AZ	2.0–3.0	2.0	1098	$1,925	$1.75	5d	7	1.24mi
17374 N 89th Ave Unit A1 Peoria, AZ	1.0	1.0	655	$1,130	$1.73	26d	1	1.31mi
17374 N 89th Ave Unit B2 Peoria, AZ	2.0	2.0	1114	$1,476	$1.32	22d	1	1.31mi
20702 N Lake Pleasant Rd Peoria, AZ	2.0–3.0	2.0	1051	$1,440	$1.37	0d	3	1.35mi
17374 N 89th Ave Peoria, AZ	1.0	1.0	802	$1,295	$1.61	5d	1	1.40mi
17374 N 89th Ave Peoria, AZ	2.0	2.0	1067	$1,586	$1.49	26d	1	1.40mi
17374 N 89th Ave Peoria, AZ	1.0	1.0	802	$1,285	$1.60	14d	1	1.40mi
17374 N 89th Ave Peoria, AZ	1.0	1.0	802	$1,481	$1.85	45d	1	1.40mi

HOA detail condo

• Monthly dues: $441 · $5,292/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $164,999 Active 89 DOM
2. 2026-06-18
   days on market $164,999 Active 86 DOM
3. 2026-06-17
   days on market $164,999 Active 85 DOM
4. 2026-06-16
   days on market $164,999 Active 84 DOM
5. 2026-06-15
   days on market $164,999 Active 83 DOM
6. 2026-06-13
   days on market $164,999 Active 81 DOM
7. 2026-06-13
   days on market $164,999 Active 80 DOM
8. 2026-06-09
   days on market $164,999 Active 77 DOM
9. 2026-06-08
   days on market $164,999 Active 76 DOM
10. 2026-06-07
    days on market $164,999 Active 75 DOM
11. 2026-06-04
    days on market $164,999 Active 72 DOM
12. 2026-06-03
    days on market $164,999 Active 71 DOM
13. 2026-06-02
    days on market $164,999 Active 70 DOM
14. 2026-06-01
    days on market $164,999 Active 69 DOM
15. 2026-05-31
    days on market $164,999 Active 68 DOM
16. 2026-04-17
    price $165,000 716-char remark

    Show marketing remark (716 chars)

    Wonderful condo in the very popular Westbrook Village Community just a five minute walk to The Lakes Golf Course, across Westbrook Parkway to Lakes Recreation Center and a 4 minute drive to Vistas Recreation Center (fitness rooms, huge lap pool, hot tub, tennis, pickleball, bocce, golf AND so so much more (see photo section for details and maps). This condo boasts fresh paint, new faux wood floors in kitchen, living and bathrooms new carpeting in bedroom. Easy to maintain and great lock and leave features. The living area and the bedroom share access to a huge extended balcony with great winter sun. If you are looking for EASY and FUN living, this is the place. Reserved parking just steps from the elevator.

17. 2026-03-24
    listed $170,000 Active 716-char remark

    Show marketing remark (716 chars)

    Wonderful condo in the very popular Westbrook Village Community just a five minute walk to The Lakes Golf Course, across Westbrook Parkway to Lakes Recreation Center and a 4 minute drive to Vistas Recreation Center (fitness rooms, huge lap pool, hot tub, tennis, pickleball, bocce, golf AND so so much more (see photo section for details and maps). This condo boasts fresh paint, new faux wood floors in kitchen, living and bathrooms new carpeting in bedroom. Easy to maintain and great lock and leave features. The living area and the bedroom share access to a huge extended balcony with great winter sun. If you are looking for EASY and FUN living, this is the place. Reserved parking just steps from the elevator.

18. 2026-03-24
    historical

    Show marketing remark (716 chars)

    Wonderful condo in the very popular Westbrook Village Community just a five minute walk to The Lakes Golf Course, across Westbrook Parkway to Lakes Recreation Center and a 4 minute drive to Vistas Recreation Center (fitness rooms, huge lap pool, hot tub, tennis, pickleball, bocce, golf AND so so much more (see photo section for details and maps). This condo boasts fresh paint, new faux wood floors in kitchen, living and bathrooms new carpeting in bedroom. Easy to maintain and great lock and leave features. The living area and the bedroom share access to a huge extended balcony with great winter sun. If you are looking for EASY and FUN living, this is the place. Reserved parking just steps from the elevator.

19. 2026-03-05
    price $170,000
20. 2026-02-10
    price $175,000
21. 2026-01-20
    price $180,000
22. 2025-07-15
    status Active
23. 2025-07-12
    historical Under Contract Accepting Backups
24. 2025-06-30
    listed $190,000 Active
25. 2025-06-09
    historical
26. 2025-04-11
    price $190,000
27. 2025-03-03
    status Active
28. 2025-03-02
    historical
29. 2025-01-24
    price $199,999
30. 2024-09-21
    listed $205,000 Active
31. 2021-06-18
    soldstatus $180,000 Closed
32. 2021-06-18
    soldstatus $180,000
33. 2021-06-02
    historical Under Contract Accepting Backups
34. 2021-05-24
    listed $180,000 Active
35. 2020-02-12
    soldstatus $140,000 Closed
36. 2020-02-12
    soldstatus $140,000
37. 2020-01-22
    status Pending
38. 2020-01-10
    historical Under Contract Accepting Backups
39. 2019-12-03
    listed $144,900 Active
40. 2018-07-17
    soldstatus $131,900 Closed
41. 2018-07-17
    soldstatus $131,900
42. 2018-06-11
    historical Under Contract Accepting Backups
43. 2018-03-23
    listed $131,900 Active
44. 1992-04-28
    soldstatus $62,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $947 · $79/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$142/yr (+$12/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,303
• − Mortgage interest: −$9,243
• − Property taxes: −$947
• − Insurance: −$825
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − HOA: −$5,292
• − Depreciation: −$4,800
• Taxable loss: −$4,892
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $-1,024/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.

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): 43,729
• Household income: $91,525
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1350.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 12% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Arabic 2% Other Indo-European 2%

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: ▼ -86.44%
• Current HPI: 280.5805
• Rent YoY: ▼ -0.80%
• 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

+164.0% since first listed

29 events — show timeline

• 2026-04-17 Price Changed $165,000 ARMLS
• 2026-03-24 Listing Removed — ARMLS
• 2026-03-24 Listed $170,000 ARMLS
• 2026-03-05 Price Changed $170,000 ARMLS
• 2026-02-10 Price Changed $175,000 ARMLS
• 2026-01-20 Price Changed $180,000 ARMLS
• 2025-07-15 Relisted — ARMLS
• 2025-07-12 Contingent — ARMLS
• 2025-06-30 Listed $190,000 ARMLS
• 2025-06-09 Listing Removed — ARMLS
• 2025-04-11 Price Changed $190,000 ARMLS
• 2025-03-03 Relisted — ARMLS
• 2025-03-02 Listing Removed — ARMLS
• 2025-01-24 Price Changed $199,999 ARMLS
• 2024-09-21 Listed $205,000 ARMLS
• 2021-06-18 Sold (Public Records) $180,000 Public Records
• 2021-06-18 Sold (MLS) $180,000 ARMLS
• 2021-06-02 Contingent — ARMLS
• 2021-05-24 Listed $180,000 ARMLS
• 2020-02-12 Sold (Public Records) $140,000 Public Records
• 2020-02-12 Sold (MLS) $140,000 ARMLS
• 2020-01-22 Pending — ARMLS
• 2020-01-10 Contingent — ARMLS
• 2019-12-03 Listed $144,900 ARMLS
• 2018-07-17 Sold (Public Records) $131,900 Public Records
• 2018-07-17 Sold (MLS) $131,900 ARMLS
• 2018-06-11 Contingent — ARMLS
• 2018-03-23 Listed $131,900 ARMLS
• 1992-04-28 Sold (Public Records) $62,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $947 · +2.8% YoY. Source: county tax records.