10201 N 99th Ave #165 · Peoria, AZ 85345

$59,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 212 Days on market

Manufactured home Built 1972 Good condition $46/sqft · 29% below area Est $83k · 29% under

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.5

Listing remarks MLS

ON LEASED LAND: Dont miss out on this absolutely stunning complete remodel. 2 bedroom 2 bath split floor plan. Both bedrooms have their own bath and walk in closets. Bathrooms have a stunning walk in shower. Kitchen has been fully updated with brand new cabinets, stunning granite counter tops, roomy kitchen island, tons of storage. Separate laundry inside. Storage shed with electrical inside. Large carport for 2 vehicles. Located in a gated 55 plus gated resort style community.

Key facts

• Complete remodel
• Walk in closets
• Granite counter tops

Tags

• COMPLETE REMODEL
• WALK IN CLOSETS
• WALK IN SHOWER
• FULLY UPDATED KITCHEN
• GRANITE COUNTER TOPS
• ROOMY KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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.
• Zoned schools: Sun Valley Elementary School (math 23% / reading 29%, grade F, #623 of 1,109 statewide, top 57%, 806 students, 65% FRL); Raymond S. Kellis (math 27% / reading 34%, grade F, #114 of 381 statewide, top 30%, 1,817 students, 48% FRL) — zoned schools average 56% FRL vs 35% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $51k (46%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 2.49% ✓
• Cap rate: 21.62%
• Cash-on-cash: 54.75%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (median comp): $83,000
• List price: $59,000
• Delta: -4.82%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 N 99th Ave #166	0.00mi	3/2.0 (+1)	1,248 (-4%)	10mo	$55,000	$44	81
10201 N 99th Ave Unit 28A	0.00mi	2/2.0	1,120 (-14%)	1mo	$56,500	$50	76
10701 N 99th Ave #51	0.42mi	2/2.0	1,440 (+11%)	1mo	$23,000	$16	61
10701 N 99th Ave #115	0.42mi	3/2.0 (+1)	1,248 (-4%)	12mo	$82,900	$66	59
11275 N 99th Ave #118	0.66mi	3/2.0 (+1)	1,273 (-2%)	4mo	$265,000	$208	58
10701 N 99th Ave #186	0.42mi	3/2.0 (+1)	1,440 (+11%)	0mo	$50,000	$35	57
10701 N 99th Ave #254	0.42mi	2/2.0	1,200 (-7%)	14mo	$43,000	$36	57
10701 N 99th Ave #231	0.42mi	2/2.0	1,196 (-8%)	16mo	$45,000	$38	54
10701 N 99 Ave #209	0.45mi	3/2.0 (+1)	1,440 (+11%)	3mo	$83,000	$58	53
11275 N 99th Ave #119	0.66mi	3/2.0 (+1)	1,392 (+7%)	6mo	$265,000	$190	48
11275 N 99th Ave #61	0.68mi	3/2.0 (+1)	1,402 (+8%)	4mo	$268,500	$192	46
11275 N 99th Ave #165	0.59mi	3/2.0 (+1)	1,120 (-14%)	1mo	$257,000	$229	44

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: 50.3%
• Equity multiple: 3.12×
• Total profit: $35,028
• Equity at exit: $8,797

10-year hold

• IRR: 54.7%
• Equity multiple: 5.78×
• Total profit: $78,952
• Equity at exit: $5,101

Cash invested: $16,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 5 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $79,000 ($62/sqft)
• Median days on market: 96 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 410
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $754

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 44%

Sensitivity live

Price	-10% $795	-5% $774	+0% $754	+5% $733	+10% $713
Rent	-10% $638	-5% $696	+0% $754	+5% $812	+10% $870
Rate	-1.0pp $783	-0.5pp $769	base $754	+0.5pp $738	+1.0pp $723

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10007 W Clair Dr Sun City, AZ	2.0	2.0	1373	$2,750	$2.00	10d	1	0.21mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	0d	1	0.25mi
9920 N 97th Dr Unit B Peoria, AZ	2.0	2.0	1144	$1,500	$1.31	2d	1	0.28mi
9920 N 97th Dr Unit B Peoria, AZ	2.0	2.0	1144	$1,500	$1.31	28d	1	0.28mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	73d	1	0.39mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	73d	1	0.42mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	93d	1	0.46mi
10022 W Lakeview Cir N Sun City, AZ	2.0	2.0	1575	$2,800	$1.78	73d	1	0.48mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	73d	1	0.49mi
9911 N 95th Dr Unit B Peoria, AZ	2.0	1.5	1072	$1,500	$1.40	2d	1	0.51mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	66d	1	0.55mi
9715 W Carol Ave Peoria, AZ	3.0	2.0	1322	$2,000	$1.51	2d	1	0.55mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	73d	1	0.67mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	73d	1	0.71mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	93d	1	0.71mi
9702 N 93rd Dr Peoria, AZ	3.0	2.0	1445	$2,365	$1.64	28d	1	0.73mi
9820 W Sanna St Peoria, AZ	3.0	2.0	1578	$2,190	$1.39	14d	1	0.73mi
9247 W Brown St Peoria, AZ	3.0	2.0	1522	$1,800	$1.18	9d	1	0.74mi
9247 W Brown St Peoria, AZ	3.0	2.0	1522	$1,800	$1.18	43d	1	0.74mi
9247 W Brown St Peoria, AZ	3.0	2.0	1522	$1,800	$1.18	10d	1	0.74mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.5–2.0	945	$1,574	$1.67	2d	8	0.79mi
9358 W Sanna St Peoria, AZ	3.0	2.0	1319	$1,895	$1.44	21d	1	0.93mi
9358 W Sanna St Peoria, AZ	3.0	2.0	1319	$1,995	$1.51	39d	1	0.93mi
9358 W Sanna St Peoria, AZ	3.0	2.0	1319	$1,995	$1.51	43d	1	0.93mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,286	$1.54	0d	8	0.96mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,300	$1.12	39d	1	1.07mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	69d	1	1.11mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	40d	1	1.15mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	93d	2	1.15mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	73d	1	1.19mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	93d	1	1.23mi
8940 W Olive Ave #70 Peoria, AZ	2.0	2.0	1022	$1,600	$1.57	34d	1	1.27mi
11309 N 89th Dr Peoria, AZ	3.0	2.5	1663	$2,100	$1.26	41d	1	1.30mi
11309 N 89th Dr Peoria, AZ	3.0	2.5	1663	$2,100	$1.26	40d	1	1.30mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	52d	1	1.32mi
10729 W Sun City Blvd Sun City, AZ	3.0	2.0	1697	$3,500	$2.06	73d	1	1.32mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	66d	1	1.33mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	93d	1	1.33mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	48d	1	1.36mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	52d	1	1.36mi

Listing history 50 events

1. 2026-08-08
   days on market $59,000 Active 212 DOM
2. 2026-08-06
   days on market $59,000 Active 210 DOM
3. 2026-08-05
   days on market $59,000 Active 209 DOM
4. 2026-08-04
   days on market $59,000 Active 208 DOM
5. 2026-08-03
   days on market $59,000 Active 207 DOM
6. 2026-07-31
   days on market $59,000 Active 204 DOM
7. 2026-07-30
   remarks 512-char remark
8. 2026-07-30
   pricedays on market $59,000 Active 202 DOM
9. 2026-07-28
   days on market $79,000 Active 201 DOM
10. 2026-07-26
    days on market $79,000 Active 199 DOM
11. 2026-07-24
    days on market $79,000 Active 197 DOM
12. 2026-07-23
    days on market $79,000 Active 196 DOM
13. 2026-07-22
    days on market $79,000 Active 195 DOM
14. 2026-07-21
    days on market $79,000 Active 194 DOM
15. 2026-07-20
    days on market $79,000 Active 193 DOM
16. 2026-07-18
    days on market $79,000 Active 191 DOM
17. 2026-07-18
    pricedays on market $79,000 Active 190 DOM
18. 2026-07-16
    days on market $89,000 Active 189 DOM
19. 2026-07-15
    days on market $89,000 Active 188 DOM
20. 2026-07-14
    days on market $89,000 Active 187 DOM
21. 2026-07-13
    days on market $89,000 Active 186 DOM
22. 2026-07-13
    days on market $89,000 Active 185 DOM
23. 2026-07-11
    days on market $89,000 Active 184 DOM
24. 2026-07-10
    days on market $89,000 Active 183 DOM
25. 2026-07-09
    days on market $89,000 Active 182 DOM
26. 2026-07-07
    days on market $89,000 Active 180 DOM
27. 2026-07-06
    days on market $89,000 Active 179 DOM
28. 2026-07-06
    days on market $89,000 Active 178 DOM
29. 2026-07-05
    days on market $89,000 Active 177 DOM
30. 2026-07-03
    days on market $89,000 Active 176 DOM
31. 2026-07-02
    days on market $89,000 Active 175 DOM
32. 2026-07-01
    days on market $89,000 Active 174 DOM
33. 2026-06-30
    days on market $89,000 Active 173 DOM
34. 2026-06-29
    days on market $89,000 Active 172 DOM
35. 2026-06-28
    days on market $89,000 Active 171 DOM
36. 2026-06-27
    days on market $89,000 Active 170 DOM
37. 2026-06-26
    days on market $89,000 Active 169 DOM
38. 2026-06-24
    days on market $89,000 Active 167 DOM
39. 2026-06-22
    days on market $89,000 Active 165 DOM
40. 2026-06-21
    days on market $89,000 Active 164 DOM
41. 2026-06-18
    days on market $89,000 Active 161 DOM
42. 2026-06-17
    days on market $89,000 Active 160 DOM
43. 2026-06-16
    days on market $89,000 Active 159 DOM
44. 2026-06-15
    days on market $89,000 Active 158 DOM
45. 2026-06-13
    days on market $89,000 Active 156 DOM
46. 2026-06-13
    days on market $89,000 Active 155 DOM
47. 2026-06-09
    days on market $89,000 Active 152 DOM
48. 2026-06-08
    days on market $89,000 Active 151 DOM
49. 2026-06-07
    days on market $89,000 Active 150 DOM
50. 2026-06-04
    days on market $89,000 Active 147 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: $17,643
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$1,716
• Taxable income: $8,618
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $6,976/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 80/100 Cosmetic rehab Est. rehab $6,480–$19,440 screening

This fully remodeled manufactured home is in excellent condition, featuring updated kitchens and bathrooms, and a well-maintained exterior. It's located in a gated community, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Install smart home automation — Enhances convenience and energy savings ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Sun Valley Elementary School F AZ #623/1,109 Nat'l #29,575/41,679 High Raymond S. Kellis F AZ #114/381 Nat'l #10,882/17,239

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

B Composite livability gradescore 76/100

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 · 4,979,203 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: 16% of renters

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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%

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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%

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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

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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

+80.9% since first listed

17 events — show timeline

• 2026-04-06 Price Changed $99,500 ARMLS
• 2026-02-28 Price Changed $103,000 ARMLS
• 2026-01-08 Listed $110,000 ARMLS
• 2025-10-10 Sold (MLS) $90,000 ARMLS
• 2025-10-01 Pending — ARMLS
• 2025-09-20 Relisted — ARMLS
• 2025-09-09 Contingent — ARMLS
• 2025-09-02 Price Changed $99,500 ARMLS
• 2025-06-05 Price Changed $109,900 ARMLS
• 2025-05-09 Price Changed $114,900 ARMLS
• 2025-03-19 Price Changed $117,000 ARMLS
• 2025-02-24 Price Changed $119,900 ARMLS
• 2025-01-24 Price Changed $127,500 ARMLS
• 2025-01-10 Listed $134,900 ARMLS
• 2021-08-06 Sold (MLS) $55,000 ARMLS
• 2021-08-03 Pending — ARMLS
• 2021-07-17 Listed $55,000 ARMLS