9022 W Sequoia Dr · Peoria, AZ 85382

$399,000

3 bd · 3.0 ba · 1,857 sqft · SingleFamily public records · 50 Days on market

Built 1992 0.26 ac lot $215/sqft · 19% below area Est $492k · 19% under $68/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly desired Westbrook Camelback model: 3 bed, 2 bath 1857 square foot home. Well maintained property with a 2-car garage equipped with floor-to-ceiling cabinets & leading into a large laundry room with extra cabinets. Spacious living areas & vaulted ceilings, combining durable wood-look vinyl with cozy carpet. The pristine kitchen features coordinated white cabinets, stainless steel appliances, crown molding, and granite countertops. The large ensuite includes double vanities and large walk-in closet. Lounge on the covered backyard patio, perfect for relaxing or entertaining. Unparalleled lifestyle amenities, including golf, tennis, and pickleball, alongside sought-after recreation centers, pools & gyms. Situated within close distance to local shopping and dining. refreshing drink, a nice seating space with flagstone flooring, and a serene landscape. This vibrant adult community has so much to offer-discover the pool, spa, golf, workout facility, and other amenities to fill your days with fun! What's not to love? Make it yours!

Key facts

• Large laundry room
• Double vanities
• Granite countertops

Tags

• FLOOR TO CEILING CABINETS
• LARGE LAUNDRY ROOM
• COORDINATED WHITE CABINETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (30.3% below list).
• Recommended offer: $278k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 soft (-0.8%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 36% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $399k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,083 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (median comp): $492,159
• List price: $399,000
• Delta: -18.93%
• 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
19116 N 90th Dr	0.17mi	3/2.0	1,835 (-1%)	1mo	$398,000	$217	85
18906 N 88th Dr	0.36mi	3/2.0	1,879 (+1%)	1mo	$500,000	$266	76
9411 W Kerry Ln	0.54mi	3/2.0	1,859 (+0%)	0mo	$400,000	$215	70
18850 N 89th Ln	0.46mi	2/2.0 (-1)	1,855 (-0%)	1mo	$435,000	$235	68
19862 N 87th Dr	0.39mi	2/2.0 (-1)	1,900 (+2%)	1mo	$475,000	$250	68
20001 N 86th Dr	0.57mi	2/2.0 (-1)	1,883 (+1%)	1mo	$522,000	$277	61
8534 W Wescott Dr	0.68mi	2/2.0 (-1)	1,839 (-1%)	0mo	$448,000	$244	57
8933 W Rosemonte Dr	0.46mi	3/2.0	2,093 (+13%)	2mo	$560,000	$268	52
9035 W Sierra Pinta Dr N	0.33mi	2/2.0 (-1)	1,606 (-14%)	2mo	$435,000	$271	51
20032 N 91st Ln	0.40mi	2/2.0 (-1)	1,606 (-14%)	1mo	$390,000	$243	49
9135 W Pontiac Dr	0.43mi	4/2.0 (+1)	2,100 (+13%)	2mo	$550,000	$262	47
18801 N 89th Ave	0.53mi	2/2.5 (-1)	2,079 (+12%)	2mo	$635,000	$305	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.17×
• Total profit: $-92,316
• Equity at exit: $59,492

10-year hold

• IRR: -31.4%
• Equity multiple: -0.23×
• Total profit: $-137,326
• Equity at exit: $34,498

Cash invested: $111,720 (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 85382

• Home prices YoY: -23.6%
• Rents YoY: -0.8%
• Active inventory: 281
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,781 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$166
• HOA: −$68
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-305

Break-even live

Break-even rent $3,166

Max offer price $345,203

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19518 N 89th Dr Peoria, AZ	2.0	2.0	1574	$4,000	$2.54	44d	1	0.09mi
9013 W Kerry Ln Peoria, AZ	3.0	2.5	2307	$3,850	$1.67	44d	1	0.16mi
8818 W Piute Ave Peoria, AZ	2.0	2.0	1462	$3,800	$2.60	44d	1	0.28mi
9126 W Kimberly Way Peoria, AZ	2.0	2.0	1326	$2,695	$2.03	44d	1	0.44mi
9126 W Kimberly Way Peoria, AZ	2.0	2.0	1325	$2,595	$1.96	24d	1	0.44mi
9343 W Escuda Dr Peoria, AZ	2.0	2.0	1858	$3,500	$1.88	24d	1	0.44mi
20434 N 92nd Ln Peoria, AZ	4.0	3.0	2144	$2,795	$1.30	24d	1	0.59mi
9237 W Irma Ln Peoria, AZ	3.0	2.0	2173	$2,700	$1.24	11d	1	0.71mi
8646 W Rockwood Dr Peoria, AZ	2.0	1.0	1451	$2,100	$1.45	5d	1	0.72mi
8731 W McRae Way Peoria, AZ	3.0	2.0	1574	$3,300	$2.10	44d	1	0.74mi
9619 W Taro Ln Peoria, AZ	2.0	2.0	1524	$1,750	$1.15	44d	1	0.74mi
20456 N 94th Ln Peoria, AZ	3.0	2.0	1436	$2,200	$1.53	5d	1	0.77mi
9035 W Bluefield Ave Peoria, AZ	4.0	2.5	2428	$2,550	$1.05	24d	1	0.80mi
8374 W Oraibi Dr Peoria, AZ	2.0	1.5	1495	$3,200	$2.14	44d	1	0.84mi
18942 N 96th Ln Peoria, AZ	2.0	2.0	1520	$1,945	$1.28	5d	1	0.84mi
9029 W Villa Maria Dr Peoria, AZ	3.0	2.0	1746	$2,105	$1.21	3d	1	0.84mi
9716 W Escuda Dr Peoria, AZ	2.0	2.0	2206	$2,395	$1.09	44d	1	0.91mi
8382 W Mary Ann Dr Peoria, AZ	4.0	2.5	2162	$2,495	$1.15	15d	1	0.93mi
8355 W Mary Ann Dr Peoria, AZ	3.0	2.0	2082	$2,195	$1.05	44d	1	0.95mi
9625 W Runion Dr Peoria, AZ	4.0	2.0	1968	$2,295	$1.17	24d	1	0.95mi
9625 W Runion Dr Peoria, AZ	4.0	2.0	1968	$2,295	$1.17	15d	1	0.95mi
18205 N 87th Dr Peoria, AZ	3.0	3.0	1632	$1,845	$1.13	5d	1	0.95mi
19609 N 98th Dr Peoria, AZ	2.0	2.0	1653	$2,895	$1.75	44d	1	0.96mi
20413 N 97th Ave Peoria, AZ	4.0	2.5	2484	$2,400	$0.97	3d	1	1.00mi
9668 W Irma Ln Peoria, AZ	3.0	2.0	1400	$1,895	$1.35	44d	1	1.05mi
19702 N 98th Ln Peoria, AZ	2.0	2.0	1417	$2,300	$1.62	24d	1	1.06mi
9803 W Kimberly Way Peoria, AZ	2.0	2.0	1655	$1,800	$1.09	24d	1	1.07mi
8363 W Audrey Ln Peoria, AZ	3.0	2.0	1615	$2,009	$1.24	44d	1	1.07mi
9833 W Yukon Dr Peoria, AZ	3.0	2.0	1667	$2,100	$1.26	3d	1	1.07mi
9723 W Mohawk Ln Peoria, AZ	3.0	2.0	1649	$1,999	$1.21	44d	1	1.08mi
9733 W McRae Way Peoria, AZ	2.0	2.0	2147	$2,150	$1.00	5d	1	1.09mi
9825 W Runion Dr Peoria, AZ	3.0	2.0	1667	$2,400	$1.44	20d	1	1.11mi
9156 W Quail Ave Peoria, AZ	3.0	2.5	2202	$2,701	$1.23	4d	1	1.11mi
9841 W Tonopah Dr Peoria, AZ	3.0	2.0	1968	$2,275	$1.16	24d	1	1.12mi
8747 W Adam Ave Peoria, AZ	3.0	2.0	1441	$2,150	$1.49	11d	1	1.13mi
8182 W Pontiac Dr Peoria, AZ	3.0	2.0	1520	$2,100	$1.38	44d	1	1.13mi
9477 W Frank Ave Peoria, AZ	3.0	2.0	1250	$2,100	$1.68	44d	1	1.13mi
9830 W Runion Dr Peoria, AZ	3.0	2.0	1283	$1,985	$1.55	2d	1	1.14mi
17911 N 91st Dr Peoria, AZ	4.0	2.0	1681	$2,500	$1.49	24d	1	1.14mi
21234 N 94th Ln Peoria, AZ	3.0	2.0	1867	$2,205	$1.18	15d	1	1.14mi

HOA detail

• Monthly dues: $68 · $816/yr
• Likely covers: poolgym

Listing history 4 events

1. 2026-05-15
   price $399,000 1058-char remark

   Show marketing remark (1058 chars)

   Highly desired Westbrook Camelback model: 3 bed, 2 bath 1857 square foot home. Well maintained property with a 2-car garage equipped with floor-to-ceiling cabinets & leading into a large laundry room with extra cabinets. Spacious living areas & vaulted ceilings, combining durable wood-look vinyl with cozy carpet. The pristine kitchen features coordinated white cabinets, stainless steel appliances, crown molding, and granite countertops. The large ensuite includes double vanities and large walk-in closet. Lounge on the covered backyard patio, perfect for relaxing or entertaining. Unparalleled lifestyle amenities, including golf, tennis, and pickleball, alongside sought-after recreation centers, pools & gyms. Situated within close distance to local shopping and dining. refreshing drink, a nice seating space with flagstone flooring, and a serene landscape. This vibrant adult community has so much to offer-discover the pool, spa, golf, workout facility, and other amenities to fill your days with fun! What's not to love? Make it yours!

2. 2026-05-01
   price $419,000 1058-char remark

   Show marketing remark (1058 chars)

   Highly desired Westbrook Camelback model: 3 bed, 2 bath 1857 square foot home. Well maintained property with a 2-car garage equipped with floor-to-ceiling cabinets & leading into a large laundry room with extra cabinets. Spacious living areas & vaulted ceilings, combining durable wood-look vinyl with cozy carpet. The pristine kitchen features coordinated white cabinets, stainless steel appliances, crown molding, and granite countertops. The large ensuite includes double vanities and large walk-in closet. Lounge on the covered backyard patio, perfect for relaxing or entertaining. Unparalleled lifestyle amenities, including golf, tennis, and pickleball, alongside sought-after recreation centers, pools & gyms. Situated within close distance to local shopping and dining. refreshing drink, a nice seating space with flagstone flooring, and a serene landscape. This vibrant adult community has so much to offer-discover the pool, spa, golf, workout facility, and other amenities to fill your days with fun! What's not to love? Make it yours!

3. 2026-04-09
   listed $439,000 Active 1058-char remark

   Show marketing remark (1058 chars)

   Highly desired Westbrook Camelback model: 3 bed, 2 bath 1857 square foot home. Well maintained property with a 2-car garage equipped with floor-to-ceiling cabinets & leading into a large laundry room with extra cabinets. Spacious living areas & vaulted ceilings, combining durable wood-look vinyl with cozy carpet. The pristine kitchen features coordinated white cabinets, stainless steel appliances, crown molding, and granite countertops. The large ensuite includes double vanities and large walk-in closet. Lounge on the covered backyard patio, perfect for relaxing or entertaining. Unparalleled lifestyle amenities, including golf, tennis, and pickleball, alongside sought-after recreation centers, pools & gyms. Situated within close distance to local shopping and dining. refreshing drink, a nice seating space with flagstone flooring, and a serene landscape. This vibrant adult community has so much to offer-discover the pool, spa, golf, workout facility, and other amenities to fill your days with fun! What's not to love? Make it yours!

4. 1991-12-31
   soldstatus $111,657

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $2,097 · $175/mo
• Projected year-2 tax: $2,633 · $219/mo
• Expected delta: +$536/yr (+$45/mo · 25.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 18 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: $33,370
• − Mortgage interest: −$22,350
• − Property taxes: −$2,097
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,670
• − Management: −$2,670
• − HOA: −$816
• − Depreciation: −$11,607
• Taxable loss: −$10,835
• Est. tax savings @ 24.0%: +$2,600
• After-tax cash flow: $-1,054/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.

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): 43,729
• Household income: $91,525
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1350.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 12% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Arabic 2% Other Indo-European 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: ▼ -86.44%
• Current HPI: 280.5805
• Rent YoY: ▼ -0.80%
• 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

+257.3% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $399,000 ARMLS
• 2026-05-01 Price Changed $419,000 ARMLS
• 2026-04-09 Listed $439,000 ARMLS
• 1991-12-31 Sold (Public Records) $111,657 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,097 · +2.8% YoY. Source: county tax records.