3901 E Pinnacle Peak Rd #344 · Phoenix, AZ 85050

$155,000

2 bd · 2.0 ba · 1,482 sqft · Manufactured · 115 Days on market

Built 1986 Average condition $105/sqft · at area comps Est $152k · at est. ↓ 6% since listing

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Why this score? — see what drove the B- 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
• ARV discount +6.7/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much character on this large wrap around front deck! Curb appeal +. GARAGE Plus large workshop attached to home. Rare find. HVAC 2025. You must see this cozy home with 2 bedrooms plus an enclosed Arizona room plus the 9ft wide front covered deck. Plenty of room. Murphy bed in 2nd bedroom. Hard floors throughout. W/D stay with home and extra fridge in garage stays. Well maintained. This 55+ community is also a gem! Located in the Desert Ridge area with a 9 hole executive golf course and heated pool The 24/7 manned guard gate provides peace of mind! Monthly land lease $970/month. The clubhouse has a remodeled pool, hot tub, game room and lots of social activities. Be active or just stay home in this quiet gated community. No rentals allowed. 30lb dog limit. Great Location

Key facts

• Front covered deck
• Murphy bed
• Large workshop

Tags

• WRAP AROUND FRONT DECK
• LARGE WORKSHOP
• ENCLOSED ARIZONA ROOM
• FRONT COVERED DECK
• MURPHY BED
• HARD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.28%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $152,328
• List price: $155,000
• Delta: 1.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 E Pinnacle Peak Rd #275	0.00mi	2/2.0	1,560 (+5%)	1mo	$160,000	$103	90
3901 E Pinnacle Peak Rd #240	0.00mi	3/2.0 (+1)	1,456 (-2%)	3mo	$152,500	$105	90
3901 E Pinnacle Peak Rd #65	0.00mi	2/2.0	1,534 (+4%)	7mo	$207,000	$135	88
3901 E Pinnacle Peak Rd #109	0.07mi	2/2.0	1,400 (-6%)	1mo	$130,000	$93	87
3901 E Pinnacle Peak Rd #339	0.05mi	2/2.0	1,550 (+5%)	4mo	$170,000	$110	87
3901 E Pinnacle Peak Rd #4	0.07mi	3/2.0 (+1)	1,456 (-2%)	4mo	$179,000	$123	86
3901 E Pinnacle Peak Rd #294	0.07mi	2/2.0	1,560 (+5%)	4mo	$142,000	$91	85
3901 E Pinnacle Peak Rd #134	0.07mi	3/2.0 (+1)	1,560 (+5%)	1mo	$145,000	$93	82
3901 E Pinnacle Peak Rd #236	0.07mi	2/2.0	1,664 (+12%)	1mo	$180,000	$108	76
3901 E Pinnacle Peak Rd #376	0.00mi	2/2.0	1,690 (+14%)	2mo	$100,000	$59	75
3901 E Pinnacle Peak Rd #229	0.00mi	2/2.0	1,680 (+13%)	4mo	$166,000	$99	75
3901 E Pinnacle Peak Rd #323	0.07mi	2/2.0	1,296 (-13%)	4mo	$159,000	$123	72

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.49×
• Total profit: $64,468
• Equity at exit: $23,111

10-year hold

• IRR: 41.8%
• Equity multiple: 4.75×
• Total profit: $162,743
• Equity at exit: $13,402

Cash invested: $43,400 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,200 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,457

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 49%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3935 E Rough Rider Rd Phoenix, AZ	2.0–3.0	2.5	1405	$2,600	$1.85	18d	3	0.70mi
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5–3.0	1490	$4,750	$3.19	43d	2	0.70mi
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5	1383	$4,350	$3.15	17d	2	0.70mi
4066 E Melinda Ln Phoenix, AZ	3.0	2.5	1269	$3,500	$2.76	43d	1	1.02mi
4517 E Melinda Ln Phoenix, AZ	3.0	2.0	1663	$3,100	$1.86	14d	1	1.35mi
4509 E Lone Cactus Dr Phoenix, AZ	3.0	2.0	1663	$4,500	$2.71	43d	1	1.36mi
21624 N 46th Pl Phoenix, AZ	3.0	2.0	1540	$3,200	$2.08	4d	1	1.41mi
4632 E Mossman Rd Phoenix, AZ	3.0	2.0	1519	$3,800	$2.50	43d	1	1.41mi
3626 E Potter Dr Phoenix, AZ	3.0	2.0	1519	$2,500	$1.65	24d	1	1.44mi
20729 N 37th Way Phoenix, AZ	3.0	2.0	1670	$3,000	$1.80	15d	1	1.46mi
4726 E Mossman Rd Phoenix, AZ	3.0	2.5	1610	$2,500	$1.55	7d	1	1.46mi
4723 E Weaver Rd Phoenix, AZ	3.0	2.0	1663	$2,595	$1.56	14d	1	1.48mi
20660 N 40th St Phoenix, AZ	2.0–3.0	2.0	1325	$1,749	$1.32	18d	4	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $155,000 Active 115 DOM
2. 2026-06-17
   days on market $155,000 Active 114 DOM
3. 2026-06-16
   days on market $155,000 Active 113 DOM
4. 2026-06-15
   days on market $155,000 Active 112 DOM
5. 2026-06-13
   days on market $155,000 Active 110 DOM
6. 2026-06-13
   days on market $155,000 Active 109 DOM
7. 2026-06-09
   days on market $155,000 Active 106 DOM
8. 2026-06-08
   days on market $155,000 Active 105 DOM
9. 2026-06-07
   days on market $155,000 Active 104 DOM
10. 2026-06-04
    days on market $155,000 Active 101 DOM
11. 2026-06-03
    days on market $155,000 Active 100 DOM
12. 2026-06-02
    days on market $155,000 Active 99 DOM
13. 2026-06-01
    days on market $155,000 Active 98 DOM
14. 2026-05-31
    days on market $155,000 Active 97 DOM
15. 2026-04-09
    price $155,000 800-char remark

    Show marketing remark (800 chars)

    So much character on this large wrap around front deck! Curb appeal +. GARAGE Plus large workshop attached to home. Rare find. HVAC 2025. You must see this cozy home with 2 bedrooms plus an enclosed Arizona room plus the 9ft wide front covered deck. Plenty of room. Murphy bed in 2nd bedroom. Hard floors throughout. W/D stay with home and extra fridge in garage stays. Well maintained. This 55+ community is also a gem! Located in the Desert Ridge area with a 9 hole executive golf course and heated pool The 24/7 manned guard gate provides peace of mind! Monthly land lease $970/month. The clubhouse has a remodeled pool, hot tub, game room and lots of social activities. Be active or just stay home in this quiet gated community. No rentals allowed. 30lb dog limit. Great Location

16. 2026-02-23
    listed $165,000 Active 800-char remark

    Show marketing remark (800 chars)

    So much character on this large wrap around front deck! Curb appeal +. GARAGE Plus large workshop attached to home. Rare find. HVAC 2025. You must see this cozy home with 2 bedrooms plus an enclosed Arizona room plus the 9ft wide front covered deck. Plenty of room. Murphy bed in 2nd bedroom. Hard floors throughout. W/D stay with home and extra fridge in garage stays. Well maintained. This 55+ community is also a gem! Located in the Desert Ridge area with a 9 hole executive golf course and heated pool The 24/7 manned guard gate provides peace of mind! Monthly land lease $970/month. The clubhouse has a remodeled pool, hot tub, game room and lots of social activities. Be active or just stay home in this quiet gated community. No rentals allowed. 30lb dog limit. Great Location

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$4,509
• Taxable income: $15,965
• Est. tax owed @ 24.0%: −$3,832
• After-tax cash flow: $13,651/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

Average 55/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and paint the interior walls. It has average curb appeal and is located in a desirable community.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom vanity — dated and in need of replacement
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers
• Both paint interior walls — improves the overall appearance and can be done inexpensively

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom vanity · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — improves the overall appearance and can be done inexpensively ↑

ⓘ 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

Amenities A+ Commute A+ Cost of living B- Crime F Employment B- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

-6.1% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $155,000 ARMLS
• 2026-02-23 Listed $165,000 ARMLS