10201 N 99th Ave #137 · Peoria, AZ 85345

$49,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 14 Days on market

Built 1976 Good condition Est $40k · 22% over ↓ 24% since listing

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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

ON LEASED LAND: Fully remodeled 2 bedroom 1 bath. Must see this home. Step inside the open front room that opens to the kitchen area as well. Good size breakfast bar open to kitchen. Eat in kitchen. Stackable washer and dryer in hall. Nice size tiled Walk in shower for convenience. Both bedrooms are good size. Enjoy the front porch that is fenced in for your enjoyment. Large carport and 2 storage units. Golf Cart available for sale on separate bill of sale. One of the sellers hold an active real estate license in the state of Arizona Sevilla Sol is a gated resort style community. Updates so far are a new pool and spa. Rec center being done now and coming up is a pickleball court and dog park.

Key facts

• Community center
• Updated kitchen
• Fenced backyard

Tags

• UPDATED BATHROOM
• UPDATED KITCHEN
• LUXURY VINYL FLOORING
• FENCED BACKYARD
• GATED RESORT COMMUNITY
• COMMUNITY CENTER

Property features AI

Finance

• Other: Directions: From 101 take Peoria exit east to 99th Ave. Turn left. Turn left into community.
• Financial info: Monthly land lease amount
• HOA & community: Land lease community with monthly land lease fee; Association covers grounds maintenance, street maintenance, and trash; No visible trucks/trailers/RVs/boats allowed; Community amenities: pool, heated community spa, pickleball courts, community media room, biking/walking path, fitness center

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Metal siding; Wood frame construction; Metal roof with reflective coating
• Exterior features: Private yard; Exterior storage; Wood fencing; Gravel/stone front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Refrigerator; Garbage disposal; Pantry
• Bedrooms: Space for 2 bedrooms (possible)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Breakfast bar; No interior steps; Pantry; Master bedroom with 3/4 bath
• Laundry & utility: Laundry inside with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Cap rate 28.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.19% ✓
• Cap rate: 28.19%
• Cash-on-cash: 78.22%
• DSCR: 4.48
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $40,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 N 99th Ave #137	0.00mi	2/1.0	840 (0%)	13mo	$48,000	$57	89
10201 N 99th Ave Unit 49B	0.06mi	2/2.0	896 (+7%)	0mo	$19,000	$21	82
10701 N 99th Ave #178	0.42mi	2/1.0	840 (0%)	0mo	$15,000	$18	80
10201 N 99th Ave Unit 135F	0.00mi	2/2.0	896 (+7%)	6mo	$17,500	$20	80
10201 N 99th Ave #49	0.00mi	2/1.8	896 (+7%)	10mo	$19,000	$21	77
10201 N 99th Ave #44	0.06mi	2/2.0	896 (+7%)	6mo	$28,500	$32	77
10701 N 99th Ave #65	0.31mi	2/2.0	796 (-5%)	5mo	$55,000	$69	69
10701 N 99th Ave #101	0.42mi	1/1.0 (-1)	880 (+5%)	13mo	$23,900	$27	57
10701 N 99th Ave #90	0.42mi	2/2.0	796 (-5%)	16mo	$45,500	$57	54
10701 N 99 Ave #128	0.42mi	2/2.0	792 (-6%)	17mo	$39,500	$50	53
10701 N 99th Ave #122	0.42mi	2/2.0	910 (+8%)	14mo	$44,000	$48	51
10701 N 99th Ave #259	0.41mi	2/2.0	896 (+7%)	20mo	$46,500	$52	49

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: 75.6%
• Equity multiple: 4.31×
• Total profit: $45,390
• Equity at exit: $7,306

10-year hold

• IRR: 78.6%
• Equity multiple: 8.19×
• Total profit: $98,680
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $894

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 38%

Sensitivity live

Price	-10% $928	-5% $911	+0% $894	+5% $877	+10% $860
Rent	-10% $771	-5% $833	+0% $894	+5% $956	+10% $1,018
Rate	-1.0pp $919	-0.5pp $907	base $894	+0.5pp $882	+1.0pp $869

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	25d	1	0.25mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	25d	1	0.39mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	25d	1	0.42mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	21d	1	0.42mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	2d	9	0.79mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	6d	7	0.96mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	25d	1	1.25mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	17d	1	1.33mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	25d	1	1.36mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.36mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	3d	14	1.40mi

Listing history 10 events

1. 2026-06-18
   days on market $49,000 Active 14 DOM
2. 2026-06-17
   days on market $49,000 Active 13 DOM
3. 2026-06-16
   days on market $49,000 Active 12 DOM
4. 2026-06-15
   days on market $49,000 Active 11 DOM
5. 2026-06-13
   days on market $49,000 Active 9 DOM
6. 2026-06-13
   days on market $49,000 Active 8 DOM
7. 2026-06-09
   days on market $49,000 Active 5 DOM
8. 2026-06-08
   days on market $49,000 Active 4 DOM
9. 2026-06-07
   remarks 646-char remark
10. 2026-06-07
    listed $49,000 Active 3 DOM

ⓘ 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 6 d/yr ≥113°F today · 16 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: $18,728
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$1,425
• Taxable income: $10,581
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $8,192/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 good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace light fixtures — Modern light fixtures improve aesthetics and energy efficiency
• Both Install smart home devices — Smart home devices can increase home value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace light fixtures — Modern light fixtures improve aesthetics and energy efficiency ↑
• Both Install smart home devices — Smart home devices can increase home value and convenience ↑

ⓘ 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

-24.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $49,000 ARMLS
• 2025-05-30 Sold (MLS) $48,000 ARMLS
• 2025-05-09 Contingent — ARMLS
• 2025-04-18 Price Changed $59,500 ARMLS
• 2025-03-27 Listed $64,450 ARMLS