10201 N 99th Ave Unit 129e · Peoria, AZ 85345

$58,500

2 bd · 1.0 ba · 896 sqft · Manufactured · 91 Days on market

Built 1971 Good condition $65/sqft · 127% above area ↓ 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complete remodel 3 years ago! Priced for a quick Sale! Located in a remodeled 55+ community, this home features a bright and uplifting interior with a modern flair. The added Garage and huge enclosed AZ room are a rare find in Mobile Home communities. The home is ground set with just a slight step up for easy access. This home has more outstanding features than space allows to describe! Come and see this home before it is too late.

Key facts

• Ground set
• Added garage
• Garage

Tags

• ADDED GARAGE
• HUGE ENCLOSED AZ ROOM
• GROUND SET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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 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 $404 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (15%) 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 $53,235 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 2.68% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.12%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $25,760
• List price: $58,500
• Delta: 127.09%
• Verdict: OVERPRICED
• Comps: 12 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 Unit 49B	0.06mi	2/2.0	896 (0%)	0mo	$19,000	$21	93
10201 N 99th Ave Unit 135F	0.00mi	2/2.0	896 (0%)	6mo	$17,500	$20	91
10201 N 99th Ave #49	0.00mi	2/1.8	896 (0%)	10mo	$19,000	$21	88
10201 N 99th Ave #44	0.06mi	2/2.0	896 (0%)	6mo	$28,500	$32	88
10201 N 99th Ave #137	0.00mi	2/1.0	840 (-6%)	13mo	$48,000	$57	79
10701 N 99th Ave #178	0.42mi	2/1.0	840 (-6%)	0mo	$15,000	$18	70
10701 N 99th Ave #122	0.42mi	2/2.0	910 (+2%)	14mo	$44,000	$48	62
10701 N 99th Ave #101	0.42mi	1/1.0 (-1)	880 (-2%)	13mo	$23,900	$27	62
10701 N 99th Ave #65	0.31mi	2/2.0	796 (-11%)	5mo	$55,000	$69	59
10701 N 99th Ave #136	0.42mi	2/2.0	1,020 (+14%)	6mo	$55,000	$54	49
10701 N 99th Ave #90	0.42mi	2/2.0	796 (-11%)	16mo	$45,500	$57	44
10701 N 99 Ave #128	0.42mi	2/2.0	792 (-12%)	17mo	$39,500	$50	43

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: 57.2%
• Equity multiple: 3.44×
• Total profit: $40,015
• Equity at exit: $8,723

10-year hold

• IRR: 61.3%
• Equity multiple: 6.43×
• Total profit: $89,015
• Equity at exit: $5,058

Cash invested: $16,380 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $834

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 42%

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: $14,625
• Closing costs: $1,755
• 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	24d	1	0.25mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.39mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.42mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.42mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	1d	9	0.79mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	0.96mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	1.25mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	1	1.33mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.36mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	1.36mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	3d	14	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $58,500 Active 91 DOM
2. 2026-06-17
   days on market $58,500 Active 90 DOM
3. 2026-06-16
   days on market $58,500 Active 89 DOM
4. 2026-06-15
   days on market $58,500 Active 88 DOM
5. 2026-06-13
   days on market $58,500 Active 86 DOM
6. 2026-06-13
   days on market $58,500 Active 85 DOM
7. 2026-06-09
   days on market $58,500 Active 82 DOM
8. 2026-06-08
   days on market $58,500 Active 81 DOM
9. 2026-06-07
   days on market $58,500 Active 80 DOM
10. 2026-06-04
    days on market $58,500 Active 77 DOM
11. 2026-06-03
    days on market $58,500 Active 76 DOM
12. 2026-06-02
    days on market $58,500 Active 75 DOM
13. 2026-06-01
    days on market $58,500 Active 74 DOM
14. 2026-05-31
    days on market $58,500 Active 73 DOM
15. 2026-05-12
    price $58,500 436-char remark

    Show marketing remark (436 chars)

    Complete remodel 3 years ago! Priced for a quick Sale! Located in a remodeled 55+ community, this home features a bright and uplifting interior with a modern flair. The added Garage and huge enclosed AZ room are a rare find in Mobile Home communities. The home is ground set with just a slight step up for easy access. This home has more outstanding features than space allows to describe! Come and see this home before it is too late.

16. 2026-03-19
    listed $68,500 Active 436-char remark

    Show marketing remark (436 chars)

    Complete remodel 3 years ago! Priced for a quick Sale! Located in a remodeled 55+ community, this home features a bright and uplifting interior with a modern flair. The added Garage and huge enclosed AZ room are a rare find in Mobile Home communities. The home is ground set with just a slight step up for easy access. This home has more outstanding features than space allows to describe! Come and see this home before it is too late.

17. 2026-02-01
    historical
18. 2025-12-02
    price $89,000
19. 2025-07-18
    listed $89,500 Active
20. 2023-01-25
    soldstatus $85,000 Closed
21. 2023-01-03
    price $89,000
22. 2022-12-10
    status Active
23. 2022-12-10
    historical
24. 2022-12-08
    listed $97,000 Active

ⓘ 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: $18,814
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$1,702
• Taxable income: $9,655
• Est. tax owed @ 24.0%: −$2,317
• After-tax cash flow: $7,695/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 mobile home is in good condition with recent updates, offering a good investment opportunity.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both trim landscaping — improves curb appeal and adds greenery

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both trim landscaping — improves curb appeal and adds greenery ↑

ⓘ 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

-39.7% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $58,500 ARMLS
• 2026-03-19 Listed $68,500 ARMLS
• 2026-02-01 Listing Removed — ARMLS
• 2025-12-02 Price Changed $89,000 ARMLS
• 2025-07-18 Listed $89,500 ARMLS
• 2023-01-25 Sold (MLS) $85,000 ARMLS
• 2023-01-03 Price Changed $89,000 ARMLS
• 2022-12-10 Relisted — ARMLS
• 2022-12-10 Listing Removed — ARMLS
• 2022-12-08 Listed $97,000 ARMLS