10701 N 99th Ave #235 · Peoria, AZ 85345

$77,900

2 bd · 1.5 ba · 1,010 sqft · Manufactured · 119 Days on market

Built 1975 Good condition $77/sqft · 47% above area Est $53k · 47% over

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

What an amazing home! This home is totally remodeled with a mother in law suite with a separate entrance. Included with the remodel is a wonderful living room ,custom bathroom with an amazing shower, and a rear entrance to a fully fenced back yard. The back yard would be perfect for your pet to access by them selves. The main home has a totally remodeled kitchen with new cabinets, hardware and Appliances .All new drywall was added throughout the house with new paint on inside and outside of home. The master bedroom is a wonderful and great size. The living area is open and bright with a large island/breakfast bar. The kitchen also has beautiful back splash and the roof was just rerolled.

Key facts

• Mother in law suite
• Separate entrance
• Remodeled kitchen

Tags

• MOTHER IN LAW SUITE
• SEPARATE ENTRANCE
• FULLY FENCED BACK YARD
• REMODELED KITCHEN
• NEW CABINETS
• NEW HARDWARE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $539 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,889 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.12% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.11%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $52,966
• List price: $77,900
• Delta: 47.08%
• Verdict: OVERPRICED
• Comps: 18 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 #136	0.00mi	2/2.0	1,020 (+1%)	6mo	$55,000	$54	92
10701 N 99th Ave #159	0.00mi	2/2.0	1,040 (+3%)	3mo	$22,000	$21	90
10701 N 99th Ave #63	0.08mi	2/1.5	1,032 (+2%)	7mo	$25,000	$24	87
11275 N 99th Ave #215	0.15mi	2/2.0	1,066 (+6%)	7mo	$262,000	$246	76
11275 N 99th Ave #10	0.31mi	2/2.0	1,066 (+6%)	7mo	$250,000	$235	69
10201 N 99th Ave Unit 49B	0.46mi	2/2.0	896 (-11%)	0mo	$19,000	$21	57
10201 N 99th Ave Unit 135F	0.42mi	2/2.0	896 (-11%)	6mo	$17,500	$20	55
10201 N 99th Ave #44	0.46mi	2/2.0	896 (-11%)	6mo	$28,500	$32	53
10201 N 99th Ave #49	0.42mi	2/1.8	896 (-11%)	10mo	$19,000	$21	52
11000 N 91st Ave #84	0.74mi	3/1.0 (+1)	980 (-3%)	4mo	$60,000	$61	50
11275 N 99th Ave #1	0.35mi	3/2.0 (+1)	1,152 (+14%)	8mo	$210,000	$182	47
10810 N 91st Ave #45	0.68mi	3/2.0 (+1)	896 (-11%)	3mo	$80,000	$89	40

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: 36.1%
• Equity multiple: 2.48×
• Total profit: $32,287
• Equity at exit: $11,615

10-year hold

• IRR: 41.5%
• Equity multiple: 4.48×
• Total profit: $75,882
• Equity at exit: $6,735

Cash invested: $21,812 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $765

Break-even live

Break-even rent $681

Max offer price $77,900

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 30 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
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.46mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.50mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.55mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.56mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	0.69mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.79mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.79mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.92mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	0.95mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	0.98mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	1.01mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	1.04mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	1.04mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	1.06mi
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	2d	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
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	1.26mi
10319 W Oakmont Dr Sun City, AZ	2.0	2.0	1274	$2,900	$2.28	24d	1	1.26mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	1.26mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.29mi
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	1446	$1,600	$1.11	43d	1	1.44mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	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	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	1.49mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	43d	1	1.49mi

Listing history 12 events

1. 2026-03-16
   price $77,900 698-char remark

   Show marketing remark (698 chars)

   What an amazing home! This home is totally remodeled with a mother in law suite with a separate entrance. Included with the remodel is a wonderful living room ,custom bathroom with an amazing shower, and a rear entrance to a fully fenced back yard. The back yard would be perfect for your pet to access by them selves. The main home has a totally remodeled kitchen with new cabinets, hardware and Appliances .All new drywall was added throughout the house with new paint on inside and outside of home. The master bedroom is a wonderful and great size. The living area is open and bright with a large island/breakfast bar. The kitchen also has beautiful back splash and the roof was just rerolled.

2. 2026-01-31
   price $79,900 698-char remark

   Show marketing remark (698 chars)

   What an amazing home! This home is totally remodeled with a mother in law suite with a separate entrance. Included with the remodel is a wonderful living room ,custom bathroom with an amazing shower, and a rear entrance to a fully fenced back yard. The back yard would be perfect for your pet to access by them selves. The main home has a totally remodeled kitchen with new cabinets, hardware and Appliances .All new drywall was added throughout the house with new paint on inside and outside of home. The master bedroom is a wonderful and great size. The living area is open and bright with a large island/breakfast bar. The kitchen also has beautiful back splash and the roof was just rerolled.

3. 2026-01-30
   listed $85,900 Active 698-char remark

   Show marketing remark (698 chars)

   What an amazing home! This home is totally remodeled with a mother in law suite with a separate entrance. Included with the remodel is a wonderful living room ,custom bathroom with an amazing shower, and a rear entrance to a fully fenced back yard. The back yard would be perfect for your pet to access by them selves. The main home has a totally remodeled kitchen with new cabinets, hardware and Appliances .All new drywall was added throughout the house with new paint on inside and outside of home. The master bedroom is a wonderful and great size. The living area is open and bright with a large island/breakfast bar. The kitchen also has beautiful back splash and the roof was just rerolled.

4. 2025-12-09
   historical
5. 2025-11-07
   price $85,900
6. 2025-09-29
   price $86,900
7. 2025-09-08
   listed $88,000 Active
8. 2025-06-10
   historical
9. 2025-02-13
   listed $94,500 Active
10. 2023-08-30
    historical
11. 2023-07-20
    price $20,000
12. 2023-05-25
    listed $33,000 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: $19,803
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,266
• Taxable income: $8,447
• Est. tax owed @ 24.0%: −$2,027
• After-tax cash flow: $7,157/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

Good 80/100 Cosmetic rehab

This home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers/tenants.
• Both Add smart home features — Smart home features can increase the home's appeal and value by making it more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase the home's appeal and value by making it more convenient and energy-efficient. ↑

ⓘ 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

+136.1% since first listed

12 events — show timeline

• 2026-03-16 Price Changed $77,900 ARMLS
• 2026-01-31 Price Changed $79,900 ARMLS
• 2026-01-30 Listed $85,900 ARMLS
• 2025-12-09 Listing Removed — ARMLS
• 2025-11-07 Price Changed $85,900 ARMLS
• 2025-09-29 Price Changed $86,900 ARMLS
• 2025-09-08 Listed $88,000 ARMLS
• 2025-06-10 Listing Removed — ARMLS
• 2025-02-13 Listed $94,500 ARMLS
• 2023-08-30 Listing Removed — ARMLS
• 2023-07-20 Price Changed $20,000 ARMLS
• 2023-05-25 Listed $33,000 ARMLS