3901 E Pinnacle Peak Rd #261 · Phoenix, AZ 85050

$175,000

2 bd · 2.0 ba · 1,780 sqft · Manufactured · 7 Days on market

Built 2011 Good condition Est $176k · at est.

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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 +7.8/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Professional Photos to come 55+ IMMACULATE CORNER EXTERIOR LOT WELL LOVED. Experience the ultimate Arizona Lifestyle! 55+ Community Land Lease is additional. PICKLEBALL, SHOES, MAILBOX, CLUBHOUSE, AND HEATED POOL! EXECUTIVE 9 HOLE Golf Course membership included! NEW full Interior and exterior Paint, 2019 TRANE HVAC, Generous sized master bedroom with bonus room off master that allows a flex area to create an additional separate living room, office, or reading area. PRIVATE VIEWS from this bonus area that leads to adorable TREX deck exit. Rear Block wall can be finished for your fur babies. In addition to the multiple closets, and there is a built-in workshop/shed. LOW maintenance landscapi

Key facts

• Built-in workshop
• Corner exterior lot
• Private views

Tags

• CORNER EXTERIOR LOT
• HEATED POOL
• PRIVATE VIEWS
• TREX DECK
• BUILT-IN WORKSHOP

Property features AI

Finance

• Other: Directions: East on Pinnacle Peak Road to guard gate on right (Paradise Peak West)
• HOA & community: Land lease (monthly); Land lease amount: $960 per month; Association covers sewer, water, trash, street maintenance and grounds maintenance; Gated community with guarded entry; Community amenities: pool, community spa (heated), community media room, golf, pickleball, tennis courts, biking/walking paths

Exterior

• Parking: 2 open parking spaces; 2 covered spaces; 2-car carport; Direct access parking; Attached garage cabinets and separate storage area
• Security: Guarded entry / security guard
• Utilities: City water; Sewer: other
• Home design: Modular / pre-fab property; Leasehold ownership; Desert and mountain views; Asphalt road access
• Construction: Stucco and wood frame construction; Painted exterior; Composition roof; Building area provided by owner
• Exterior features: Private yard; Storage; Shed(s); Block and partial fencing; Sprinklers in front and rear with auto timers; Gravel/stone front and back; Adjacent to wash; Corner lot; Road maintained privately

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in electric oven; Built-in microwave; Water purifier; Walk-in pantry
• Bedrooms: Up to 3 possible bedrooms; Bonus room off master (first level, approx 8' x 10')
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Double vanity in primary bath
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fans; Programmable thermostat
• Interior features: Granite counters; Double vanity; Eat-in kitchen; Vaulted ceilings; Pantry; Skylights; Solar screens; Dual-pane windows; Tinted windows; Vinyl window frames; Zero-grade entry (accessible)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

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 $175k).
• Cap rate 16.0% 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.
• Zoned schools: Cactus View Elementary School (math 23% / reading 28%, grade F, #631 of 1,109 statewide, top 57%, 562 students, 59% FRL); Horizon High School (math 39% / reading 40%, grade F, #72 of 381 statewide, top 20%, 1,905 students, 7% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.90% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.67%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $176,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 E Pinnacle Peak Rd #376	0.00mi	2/2.0	1,690 (-5%)	2mo	$100,000	$59	90
3901 E Pinnacle Peak Rd #229	0.00mi	2/2.0	1,680 (-6%)	4mo	$166,000	$99	88
3901 E Pinnacle Peak Rd #43	0.05mi	3/2.0 (+1)	1,742 (-2%)	4mo	$143,000	$82	86
3901 E Pinnacle Peak Rd #236	0.07mi	2/2.0	1,664 (-6%)	1mo	$180,000	$108	85
3901 E Pinnacle Peak Rd #275	0.00mi	2/2.0	1,560 (-12%)	1mo	$160,000	$103	79
3901 E Pinnacle Peak Rd #339	0.05mi	2/2.0	1,550 (-13%)	4mo	$170,000	$110	73
3901 E Pinnacle Peak Rd #294	0.07mi	2/2.0	1,560 (-12%)	4mo	$142,000	$91	73
3901 E Pinnacle Peak Rd #65	0.00mi	2/2.0	1,534 (-14%)	7mo	$207,000	$135	71
3901 E Pinnacle Peak Rd #134	0.07mi	3/2.0 (+1)	1,560 (-12%)	1mo	$145,000	$93	71
3901 E Pinnacle Peak Rd #284	0.07mi	2/2.0	1,568 (-12%)	8mo	$185,000	$118	71
3901 E Pinnacle Peak Rd #191	0.07mi	2/2.0	1,560 (-12%)	11mo	$140,000	$90	67
3901 E Pinnacle Peak Rd Rd #280	0.07mi	3/2.0 (+1)	1,960 (+10%)	10mo	$119,500	$61	67

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: 29.0%
• Equity multiple: 2.19×
• Total profit: $58,490
• Equity at exit: $26,093

10-year hold

• IRR: 35.8%
• Equity multiple: 4.14×
• Total profit: $153,677
• Equity at exit: $15,131

Cash invested: $49,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,323 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $1,416

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,537	-5% $1,476	+0% $1,416	+5% $1,355	+10% $1,295
Rent	-10% $1,153	-5% $1,285	+0% $1,416	+5% $1,547	+10% $1,678
Rate	-1.0pp $1,504	-0.5pp $1,460	base $1,416	+0.5pp $1,370	+1.0pp $1,324

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5	1383	$4,350	$3.15	18d	2	0.70mi
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	44d	2	0.70mi
4066 E Melinda Ln Phoenix, AZ	3.0	2.5	1269	$3,500	$2.76	44d	1	1.02mi
21927 N 31st Pl Phoenix, AZ	3.0	3.0	2059	$3,700	$1.80	19d	1	1.21mi
3135 E Tina Dr Phoenix, AZ	3.0	3.0	2178	$3,599	$1.65	44d	1	1.26mi
4517 E Melinda Ln Phoenix, AZ	3.0	2.0	1663	$3,100	$1.86	15d	1	1.35mi
4509 E Lone Cactus Dr Phoenix, AZ	3.0	2.0	1663	$4,500	$2.71	44d	1	1.36mi
2831 E Robin Ln Phoenix, AZ	2.0	2.5	2057	$4,750	$2.31	17d	1	1.41mi
21624 N 46th Pl Phoenix, AZ	3.0	2.0	1540	$3,200	$2.08	5d	1	1.41mi
4632 E Mossman Rd Phoenix, AZ	3.0	2.0	1519	$3,800	$2.50	44d	1	1.41mi
3626 E Potter Dr Phoenix, AZ	3.0	2.0	1519	$2,500	$1.65	25d	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	8d	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
22226 N 28th St Phoenix, AZ	3.0	2.5	2322	$5,000	$2.15	25d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $175,000 Active 7 DOM
2. 2026-06-17
   days on market $175,000 Active 6 DOM
3. 2026-06-16
   days on market $175,000 Active 5 DOM
4. 2026-06-15
   days on market $175,000 Active 4 DOM
5. 2026-06-13
   days on market $175,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $175,000 Active 1 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 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: $39,876
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,190
• − Management: −$3,190
• − Depreciation: −$5,091
• Taxable income: $15,103
• Est. tax owed @ 24.0%: −$3,625
• After-tax cash flow: $13,365/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 · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a well-maintained exterior and interior. It has a clean and tidy appearance and is ready for a new owner to move in. The home has a low maintenance landscaping and a clean and polished interior. The home has a good condition score of 75 and is in good condition with a rehab level of cosmetic.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its value.
• Both Clean and polish the exterior flooring — Cleaning and polishing the exterior flooring can improve the home's curb appeal and increase its value.
• Both Clean and polish the interior flooring — Cleaning and polishing the interior flooring can improve the home's interior appearance and increase its value.
• Both Clean and polish the interior walls — Cleaning and polishing the interior walls can improve the home's interior appearance and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its value. ↑
• Both Clean and polish the exterior flooring — Cleaning and polishing the exterior flooring can improve the home's curb appeal and increase its value. ↑
• Both Clean and polish the interior flooring — Cleaning and polishing the interior flooring can improve the home's interior appearance and increase its value. ↑
• Both Clean and polish the interior walls — Cleaning and polishing the interior walls can improve the home's interior appearance and increase its value. ↑

ⓘ 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

1 event — show timeline

• 2026-06-11 Listed $175,000 ARMLS