10701 N 99th Ave #178 · Peoria, AZ 85345

$19,990

2 bd · 1.0 ba · 840 sqft · Manufactured · 36 Days on market

Built 1966 $24/sqft · 56% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Delightful 2-bedroom mobile home in Apollo Village is now on the market! Great location near restaurants, shopping, and more! The bright interior showcases wood-look flooring, tons of natural light, and a neutral palette. The homely kitchen boasts white cabinetry for abundant storage, ample counter space, a pantry, and built-in appliances. You'll find 2 spacious bedrooms, 1 bathroom, and a separate laundry room for convenience. This 55+ adult community offers a pool, clubhouse, media room, and other amenities! Truly a must-see!

Key facts

• 2 parking spots
• Community pool
• Built 1966

Property features AI

Finance

• Other: City-maintained road access
• HOA & community: Land lease: $890 monthly; Association covers grounds maintenance, street maintenance, and water; Community pool; Community media room; Community laundry

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: Private sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Steel frame and wood frame construction; Painted exterior; Rolled/hot mop roof
• Exterior features: Partial block fencing; Gravel/stone front and back; East/West exposure

Interior

• Kitchen: Laminate counters; Pantry; Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini split heating; Natural gas heating; Central air conditioning; Mini split cooling; Window/wall unit; Programmable thermostat
• Interior features: High-speed internet; Eat-in kitchen; Pantry; Laminate counters
• Laundry & utility: Indoor laundry; Washer/dryer hookups only; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 73.5% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $15k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 7.97% ✓
• Cap rate: 73.53%
• Cash-on-cash: 240.11%
• DSCR: 11.68
• GRM: 1.0

CMA / ARV

• ARV (median comp): $45,313
• List price: $19,990
• Delta: -55.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10701 N 99th Ave #178	0.00mi	2/1.0	840 (0%)	0mo	$15,000	$18	100
10701 N 99th Ave #65	0.11mi	2/2.0	796 (-5%)	5mo	$55,000	$69	78
10701 N 99th Ave #101	0.00mi	1/1.0 (-1)	880 (+5%)	13mo	$23,900	$27	76
10701 N 99th Ave #90	0.00mi	2/2.0	796 (-5%)	16mo	$45,500	$57	74
10701 N 99 Ave #128	0.00mi	2/2.0	792 (-6%)	17mo	$39,500	$50	72
10701 N 99th Ave #122	0.00mi	2/2.0	910 (+8%)	14mo	$44,000	$48	70
10201 N 99th Ave #137	0.42mi	2/1.0	840 (0%)	13mo	$48,000	$57	70
10201 N 99th Ave Unit 49B	0.46mi	2/2.0	896 (+7%)	0mo	$19,000	$21	63
10201 N 99th Ave Unit 135F	0.42mi	2/2.0	896 (+7%)	6mo	$17,500	$20	61
10201 N 99th Ave #44	0.46mi	2/2.0	896 (+7%)	6mo	$28,500	$32	58
10201 N 99th Ave #49	0.42mi	2/1.8	896 (+7%)	10mo	$19,000	$21	58
10810 N 91st Ave #45	0.68mi	3/2.0 (+1)	896 (+7%)	3mo	$80,000	$89	46

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: —
• Equity multiple: 12.50×
• Total profit: $64,391
• Equity at exit: $2,981

10-year hold

• IRR: —
• Equity multiple: 24.84×
• Total profit: $133,445
• Equity at exit: $1,728

Cash invested: $5,597 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $1,120

Break-even live

Break-even rent $175

Max offer price $19,990

Occupancy floor 25%

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: $4,998
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.04mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.33mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.50mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.56mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	0.98mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	2d	9	1.07mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.15mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.15mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	1.19mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	3d	14	1.23mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	1.26mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.38mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	17d	1	1.44mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	1.46mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	44d	1	1.49mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	4d	1	1.49mi

Listing history 21 events

1. 2026-06-07
   status $19,990 Pending 36 DOM
2. 2026-06-04
   days on market $19,990 Active 36 DOM
3. 2026-06-03
   days on market $19,990 Active 35 DOM
4. 2026-06-02
   days on market $19,990 Active 34 DOM
5. 2026-06-01
   days on market $19,990 Active 33 DOM
6. 2026-05-31
   days on market $19,990 Active 32 DOM
7. 2026-04-29
   listed $19,990 Active 536-char remark
8. 2026-04-01
   historical
9. 2026-02-12
   price $29,999
10. 2025-10-27
    listed $39,999 Active
11. 2025-10-14
    historical
12. 2025-09-05
    price $39,999
13. 2025-07-16
    listed $69,999 Active
14. 2023-10-10
    soldstatus $62,000 Closed
15. 2023-09-24
    historical Under Contract Accepting Backups
16. 2023-09-22
    price $65,000
17. 2023-08-28
    price $65,900
18. 2023-07-10
    price $68,000
19. 2023-06-23
    price $76,000
20. 2023-06-03
    price $79,000
21. 2023-05-24
    listed $85,000 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 7 d/yr ≥113°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,111
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$582
• Taxable income: $13,952
• Est. tax owed @ 24.0%: −$3,348
• After-tax cash flow: $10,091/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): 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

-76.5% since first listed

20 events — show timeline

• 2026-06-12 Pending — ARMLS
• 2026-06-12 Listed $19,990 ARMLS
• 2026-06-12 Sold (MLS) $15,000 ARMLS
• 2026-06-11 Sold (MLS) $15,000 ARMLS
• 2026-06-04 Pending — ARMLS
• 2026-04-29 Listed $19,990 ARMLS
• 2026-04-01 Listing Removed — ARMLS
• 2026-02-12 Price Changed $29,999 ARMLS
• 2025-10-27 Listed $39,999 ARMLS
• 2025-10-14 Listing Removed — ARMLS
• 2025-09-05 Price Changed $39,999 ARMLS
• 2025-07-16 Listed $69,999 ARMLS
• 2023-10-10 Sold (MLS) $62,000 ARMLS
• 2023-09-24 Contingent — ARMLS
• 2023-09-22 Price Changed $65,000 ARMLS
• 2023-08-28 Price Changed $65,900 ARMLS
• 2023-07-10 Price Changed $68,000 ARMLS
• 2023-06-23 Price Changed $76,000 ARMLS
• 2023-06-03 Price Changed $79,000 ARMLS
• 2023-05-24 Listed $85,000 ARMLS