10201 N 99th Ave #160 · Peoria, AZ 85345

$47,000

3 bd · 2.0 ba · 1,510 sqft · Manufactured · 327 Days on market

Built 1978 Poor condition 5,000 sqft lot $31/sqft · 81% below area ↓ 45% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

Key facts

• Gated community
• Tandem garage
• Open floorplan

Tags

• GATED COMMUNITY
• CORNER LOT
• OPEN FLOORPLAN
• SPACIOUS KITCHEN
• ARIZONA ROOM
• TANDEM GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.2% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (45%) 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 $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.56% ✓
• Cap rate: 41.20%
• Cash-on-cash: 124.67%
• DSCR: 6.55
• GRM: 1.8

CMA / ARV

• ARV (median comp): $246,530
• List price: $47,000
• Delta: -80.94%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10701 N 99 Ave #209	0.45mi	3/2.0	1,440 (-5%)	1mo	$83,000	$58	70
10701 N 99th Ave #61	0.42mi	3/2.0	1,560 (+3%)	14mo	$85,500	$55	63
10701 N 99th Ave #186	0.42mi	3/2.0	1,536 (+2%)	18mo	$71,500	$47	63
10701 N 99th Ave #22	0.46mi	2/2.0 (-1)	1,624 (+8%)	7mo	$55,000	$34	55
11275 N 99th Ave #61	0.68mi	3/2.0	1,402 (-7%)	3mo	$268,500	$192	54
10701 N 99th Ave Lot 35	0.42mi	3/2.0	1,620 (+7%)	18mo	$111,000	$69	54
10201 N 99th Ave Unit 23A	0.00mi	2/1.8 (-1)	1,296 (-14%)	21mo	$110,000	$85	53
11275 N 99th Ave #119	0.66mi	3/2.0	1,392 (-8%)	4mo	$265,000	$190	53
11275 N 99th Ave #14	0.72mi	4/2.0 (+1)	1,510 (0%)	16mo	$310,000	$205	49
11275 N 99th Ave #65	0.67mi	3/2.0	1,696 (+12%)	3mo	$265,000	$156	46
11275 N 99th Ave #31	0.62mi	3/2.0	1,345 (-11%)	15mo	$281,000	$209	40
11275 N 99th Ave #59	0.68mi	3/2.0	1,681 (+11%)	22mo	$306,000	$182	31

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: —
• Equity multiple: 6.66×
• Total profit: $74,483
• Equity at exit: $7,008

10-year hold

• IRR: —
• Equity multiple: 12.97×
• Total profit: $157,516
• Equity at exit: $4,064

Cash invested: $13,160 (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: 1.8×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,367

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 31%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.39mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	0.46mi
10022 W Lakeview Cir N Sun City, AZ	2.0	2.0	1575	$2,800	$1.78	24d	1	0.48mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.49mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.55mi
9427 W Ironwood Dr Peoria, AZ	4.0	2.0	1591	$1,944	$1.22	11d	1	0.63mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	0.67mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	0.71mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.71mi
9096 N 97th Dr Peoria, AZ	4.0	2.0	2151	$2,195	$1.02	24d	1	0.76mi
9311 W Carol Ave Peoria, AZ	4.0	2.5	2178	$2,195	$1.01	44d	1	0.85mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,674	$1.80	5d	7	0.96mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	44d	1	1.02mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	3d	1	1.07mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	1.11mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	1.15mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	1.15mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	24d	1	1.19mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	44d	1	1.23mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.32mi
10729 W Sun City Blvd Sun City, AZ	3.0	2.0	1697	$3,500	$2.06	24d	1	1.32mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	44d	1	1.33mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.36mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.36mi
10846 N 109th Ave Sun City, AZ	3.0	2.0	1623	$3,500	$2.16	13d	1	1.36mi
9607 N 88th Dr Peoria, AZ	4.0	2.0	1541	$1,989	$1.29	20d	1	1.38mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	1.39mi
10319 W Oakmont Dr Sun City, AZ	2.0	2.0	1274	$2,900	$2.28	24d	1	1.46mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	44d	1	1.48mi

Listing history 9 events

1. 2026-05-08
   price $47,000 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

2. 2026-03-05
   price $49,000 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

3. 2026-01-16
   price $55,000 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

4. 2025-12-20
   status Active 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

5. 2025-12-17
   historical 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

6. 2025-12-15
   price $60,000 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

7. 2025-09-04
   price $65,000 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

8. 2025-07-30
   price $75,000 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

9. 2025-06-30
   listed $85,000 Active 567-char remark

   Show marketing remark (567 chars)

   MOTIVATED SELLER!!! All offers reviewed. Leased land. in a 55+ park. Must make 3x lot rent to qualify. Come visit this charming 3 bed, 2 bath home in the beautiful gated community of Sevilla Sol. Situated on a desirable corner lot, this home features an open floorplan, spacious kitchen with island, breakfast bar, built-in oven & microwave, and a split layout for added privacy. Enjoy the fully enclosed Arizona room, and a tandem 2-car garage with built-in storage. Community perks include a sparkling pool, remodeled clubhouse, bocce court, BBQ pits, and more!

ⓘ 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: $25,701
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$1,367
• Taxable income: $16,649
• Est. tax owed @ 24.0%: −$3,996
• After-tax cash flow: $12,411/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and improvements, including landscaping and roof repair, to increase its resale and rental value.

Repairs flagged

• Major landscaping — No visible landscaping or curb appeal
• Major foundation — Exposed dirt and debris, no visible foundation
• Major roof — No visible roof, cannot assess condition

Value-add opportunities

• Both landscaping and curb appeal — Enhances curb appeal and resale value
• Both roof repair — Improves safety and overall property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · No visible landscaping or curb appeal	Major	$15,000–50,000
foundation · Exposed dirt and debris, no visible foundation	Major	$15,000–50,000
roof · No visible roof, cannot assess condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances curb appeal and resale value ↑
• Both roof repair — Improves safety and overall property 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: 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

-44.7% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $47,000 ARMLS
• 2026-03-05 Price Changed $49,000 ARMLS
• 2026-01-16 Price Changed $55,000 ARMLS
• 2025-12-20 Relisted — ARMLS
• 2025-12-17 Listing Removed — ARMLS
• 2025-12-15 Price Changed $60,000 ARMLS
• 2025-09-04 Price Changed $65,000 ARMLS
• 2025-07-30 Price Changed $75,000 ARMLS
• 2025-06-30 Listed $85,000 ARMLS