3901 E Pinnacle Peak Rd #208 · Phoenix, AZ 85050

$115,000

2 bd · 2.0 ba · 1,560 sqft · Manufactured · 351 Days on market

Built 1986 Fair condition $74/sqft · 25% below area Est $152k · 25% under ↓ 18% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

Key facts

• 4 parking spots
• Community pool
• Built 1986

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$152,328) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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; 18 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 2.80% ✓
• Cap rate: 24.56%
• Cash-on-cash: 65.24%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (median comp): $152,328
• List price: $115,000
• Delta: -24.50%
• 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
3901 E Pinnacle Peak Rd #294	0.00mi	2/2.0	1,560 (0%)	4mo	$142,000	$91	97
3901 E Pinnacle Peak Rd #275	0.07mi	2/2.0	1,560 (0%)	1mo	$160,000	$103	96
3901 E Pinnacle Peak Rd #339	0.02mi	2/2.0	1,550 (-1%)	4mo	$170,000	$110	95
3901 E Pinnacle Peak Rd #134	0.00mi	3/2.0 (+1)	1,560 (0%)	1mo	$145,000	$93	94
3901 E Pinnacle Peak Rd #236	0.00mi	2/2.0	1,664 (+7%)	1mo	$180,000	$108	88
3901 E Pinnacle Peak Rd #65	0.07mi	2/2.0	1,534 (-2%)	7mo	$207,000	$135	88
3901 E Pinnacle Peak Rd #109	0.00mi	2/2.0	1,400 (-10%)	1mo	$130,000	$93	82
3901 E Pinnacle Peak Rd #376	0.07mi	2/2.0	1,690 (+8%)	2mo	$100,000	$59	82
3901 E Pinnacle Peak Rd #229	0.07mi	2/2.0	1,680 (+8%)	4mo	$166,000	$99	81
3901 E Pinnacle Peak Rd #4	0.00mi	3/2.0 (+1)	1,456 (-7%)	4mo	$179,000	$123	81
3901 E Pinnacle Peak Rd #240	0.07mi	3/2.0 (+1)	1,456 (-7%)	3mo	$152,500	$105	79
3901 E Pinnacle Peak Rd #43	0.02mi	3/2.0 (+1)	1,742 (+12%)	4mo	$143,000	$82	71

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: 63.3%
• Equity multiple: 3.78×
• Total profit: $89,629
• Equity at exit: $17,147

10-year hold

• IRR: 67.4%
• Equity multiple: 7.48×
• Total profit: $208,646
• Equity at exit: $9,943

Cash invested: $32,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $3,222 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $1,750

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,830	-5% $1,790	+0% $1,750	+5% $1,711	+10% $1,671
Rent	-10% $1,496	-5% $1,623	+0% $1,750	+5% $1,878	+10% $2,005
Rate	-1.0pp $1,808	-0.5pp $1,780	base $1,750	+0.5pp $1,721	+1.0pp $1,690

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.65mi
3935 E Rough Rider Rd Phoenix, AZ	2.0–3.0	2.5	1405	$2,600	$1.85	18d	3	0.65mi
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5–3.0	1490	$4,750	$3.19	44d	2	0.65mi
4066 E Melinda Ln Phoenix, AZ	3.0	2.5	1269	$3,500	$2.76	44d	1	0.97mi
21927 N 31st Pl Phoenix, AZ	3.0	3.0	2059	$3,700	$1.80	19d	1	1.17mi
3135 E Tina Dr Phoenix, AZ	3.0	3.0	2178	$3,599	$1.65	44d	1	1.22mi
4517 E Melinda Ln Phoenix, AZ	3.0	2.0	1663	$3,100	$1.86	15d	1	1.31mi
4509 E Lone Cactus Dr Phoenix, AZ	3.0	2.0	1663	$4,500	$2.71	44d	1	1.32mi
21624 N 46th Pl Phoenix, AZ	3.0	2.0	1540	$3,200	$2.08	5d	1	1.37mi
3626 E Potter Dr Phoenix, AZ	3.0	2.0	1519	$2,500	$1.65	25d	1	1.37mi
4632 E Mossman Rd Phoenix, AZ	3.0	2.0	1519	$3,800	$2.50	44d	1	1.37mi
2831 E Robin Ln Phoenix, AZ	2.0	2.5	2057	$4,750	$2.31	17d	1	1.39mi
20729 N 37th Way Phoenix, AZ	3.0	2.0	1670	$3,000	$1.80	15d	1	1.39mi
20660 N 40th St Phoenix, AZ	2.0–3.0	2.0	1325	$1,749	$1.32	18d	4	1.42mi
4726 E Mossman Rd Phoenix, AZ	3.0	2.5	1610	$2,500	$1.55	8d	1	1.43mi
4723 E Weaver Rd Phoenix, AZ	3.0	2.0	1663	$2,595	$1.56	14d	1	1.44mi
20660 N 40th St #2137 Phoenix, AZ	2.0	2.0	1131	$3,500	$3.09	44d	1	1.46mi
21150 N Tatum Blvd Phoenix, AZ	1.0–3.0	1.0–2.0	1133	$1,932	$1.71	0d	28	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 351 DOM
2. 2026-06-17
   days on market $115,000 Active 350 DOM
3. 2026-06-16
   days on market $115,000 Active 349 DOM
4. 2026-06-15
   days on market $115,000 Active 348 DOM
5. 2026-06-13
   days on market $115,000 Active 346 DOM
6. 2026-06-13
   days on market $115,000 Active 345 DOM
7. 2026-06-09
   days on market $115,000 Active 342 DOM
8. 2026-06-08
   days on market $115,000 Active 341 DOM
9. 2026-06-07
   days on market $115,000 Active 340 DOM
10. 2026-06-04
    days on market $115,000 Active 337 DOM
11. 2026-06-03
    days on market $115,000 Active 336 DOM
12. 2026-06-02
    days on market $115,000 Active 335 DOM
13. 2026-06-01
    days on market $115,000 Active 334 DOM
14. 2026-05-31
    days on market $115,000 Active 333 DOM
15. 2026-03-17
    status Active 807-char remark

    Show marketing remark (807 chars)

    Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

16. 2026-03-16
    historical 807-char remark

    Show marketing remark (807 chars)

    Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

17. 2026-01-30
    price $115,000 807-char remark

    Show marketing remark (807 chars)

    Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

18. 2025-12-13
    price $123,900 807-char remark

    Show marketing remark (807 chars)

    Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

19. 2025-09-26
    price $131,000 807-char remark

    Show marketing remark (807 chars)

    Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

20. 2025-07-02
    listed $140,000 Active 807-char remark

    Show marketing remark (807 chars)

    Don't miss this one with large reduction! So much space! 1560 SF at this price in a high demand 55+ community. Only a 3 year old roof and 4 year old A/C so you can concentrate on the fun things! 2 bedrooms & 2 baths with W/D & refrigerator included. TV stays in living room. Great trees out front to provide shade. Room in back to enclose yard. Has storage shed! Ready for your touches. This 55+ community has a land lease for $935/month that includes water trash and sewer. They have a 24/7 manned guard gate, a 9 hole executive golf course owners play for free, a heated pool, pickleball courts and a rec center with activity calendar. The location in Desert Ridge is hard to beat! shopping, Mayo Clinic, the 101 freeway close by. 2 dog limit 30lbs. No rentals here. Great lock and leav

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,662
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$3,093
• − Management: −$3,093
• − Depreciation: −$3,345
• Taxable income: $20,389
• Est. tax owed @ 24.0%: −$4,893
• After-tax cash flow: $16,113/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, replace flooring, and paint interior walls. The home is located in a desirable 55+ community with amenities, but the interior needs significant updates to increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom cabinets — dated and in poor condition
• Major flooring — outdated and in poor condition
• Major interior walls/paint — dated and peeling

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale update bathroom cabinets — modernizing the bathroom
• Resale update flooring — modernizing the flooring
• Resale paint interior walls — modernizing the interior walls
• Both landscaping — enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
bathroom cabinets · dated and in poor condition	Major	$15,000–50,000
flooring · outdated and in poor condition	Major	$15,000–50,000
interior walls/paint · dated and peeling	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale update bathroom cabinets — modernizing the bathroom ↑
• Resale update flooring — modernizing the flooring ↑
• Resale paint interior walls — modernizing the interior walls ↑
• Both landscaping — enhances curb appeal and rental 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

-17.9% since first listed

6 events — show timeline

• 2026-03-17 Relisted — ARMLS
• 2026-03-16 Listing Removed — ARMLS
• 2026-01-30 Price Changed $115,000 ARMLS
• 2025-12-13 Price Changed $123,900 ARMLS
• 2025-09-26 Price Changed $131,000 ARMLS
• 2025-07-02 Listed $140,000 ARMLS