11201 N EL Mirage Rd #360 · El Mirage, AZ 85335

$89,000

1 bd · 1.5 ba · 739 sqft · Manufactured · 513 Days on market

Built 2015 Good condition 2,200 sqft lot $120/sqft · at area comps Est $90k · at est. ↓ 43% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.0/15.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

Key facts

• 2,200 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.5% in El Mirage — 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 63/100 on livability (#112 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Dysart Unified District (4243) (suburban): math 34% / reading 40% proficiency, ranked #73 of 249 in AZ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Luke Elementary School (math 26% / reading 32%, grade F, #570 of 1,109 statewide, top 52%, 623 students, 55% FRL); Dysart High School (math 23% / reading 32%, grade F, #139 of 381 statewide, top 36%, 1,433 students, 58% FRL) — zoned schools average 56% FRL vs 41% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 + 0.1% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 513 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $66k (43%) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 513 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $90,000
• List price: $89,000
• Delta: -1.11%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11201 N EL Mirage Rd #359	0.00mi	1/1.5	756 (+2%)	12mo	$70,000	$93	86
11201 N EL Mirage Rd #864	0.16mi	1/1.5	715 (-3%)	4mo	$90,000	$126	84
11201 N EL Mirage Rd #354	0.16mi	1/1.5	756 (+2%)	10mo	$250,000	$331	80
11201 N EL Mirage Rd #138	0.00mi	1/1.5	650 (-12%)	23mo	$55,000	$85	61
11201 N EL Mirage Rd #223	0.16mi	2/2.0 (+1)	799 (+8%)	17mo	$230,000	$288	58

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.25×
• Total profit: $6,310
• Equity at exit: $13,270

10-year hold

• IRR: 13.3%
• Equity multiple: 1.92×
• Total profit: $22,939
• Equity at exit: $7,695

Cash invested: $24,920 (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 85335

• Home prices YoY: -13.3%
• Rents YoY: 0.1%
• Active inventory: 132
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $382

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 65%

Sensitivity live

Price	-10% $443	-5% $413	+0% $382	+5% $351	+10% $320
Rent	-10% $282	-5% $332	+0% $382	+5% $432	+10% $481
Rate	-1.0pp $427	-0.5pp $404	base $382	+0.5pp $359	+1.0pp $335

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11620 W Peoria Ave Youngtown, AZ	1.0–4.0	1.0–2.0	992	$1,265	$1.27	7d	1	0.91mi
11141 W Arizona Ave Youngtown, AZ	—	1.0	360	$912	$2.53	19d	5	1.39mi
12440 N 113th Ave Youngtown, AZ	1.0	1.0	594	$1,145	$1.93	45d	5	1.40mi
12440 N 113th Ave Youngtown, AZ	1.0–3.0	1.0–2.0	927	$1,075	$1.16	7d	2	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $89,000 Active 513 DOM
2. 2026-06-18
   days on market $89,000 Active 510 DOM
3. 2026-06-17
   days on market $89,000 Active 509 DOM
4. 2026-06-16
   days on market $89,000 Active 508 DOM
5. 2026-06-15
   days on market $89,000 Active 507 DOM
6. 2026-06-13
   days on market $89,000 Active 505 DOM
7. 2026-06-09
   days on market $89,000 Active 501 DOM
8. 2026-06-08
   days on market $89,000 Active 500 DOM
9. 2026-06-07
   days on market $89,000 Active 499 DOM
10. 2026-06-04
    days on market $89,000 Active 496 DOM
11. 2026-06-03
    days on market $89,000 Active 495 DOM
12. 2026-06-02
    days on market $89,000 Active 494 DOM
13. 2026-06-01
    days on market $89,000 Active 493 DOM
14. 2026-05-31
    days on market $89,000 Active 492 DOM
15. 2026-04-17
    price $89,000 799-char remark

    Show marketing remark (799 chars)

    Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

16. 2025-12-31
    price $115,500 799-char remark

    Show marketing remark (799 chars)

    Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

17. 2025-12-12
    price $125,500 799-char remark

    Show marketing remark (799 chars)

    Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

18. 2025-04-14
    price $139,500 799-char remark

    Show marketing remark (799 chars)

    Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

19. 2025-02-28
    price $149,500 799-char remark

    Show marketing remark (799 chars)

    Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

20. 2025-01-24
    listed $154,900 Active 799-char remark

    Show marketing remark (799 chars)

    Welcome HOME! Newly remodeled 2015 Cavco nestled on the 14th hole in the active adult community of Pueblo El Mirage RV Resort. 1 bedroom/1.5 bathrooms, 739 sqft on a 2200sqft lot. Home features- new laminate flooring, fresh paint, baseboards and new bathroom vanities. A large kitchen island with upgraded sink and plenty of cabinetry. Bedroom has a walk in closet and private bathroom. Sizeable laundry room with stacked washer/dryer and plenty of shelving/storage. Outside features- shed with electrical power, security gate on front door, sunshades, awning coverage, golf ball protective screen and a patio to enjoy the stunning views of the golf course. Community offers a wide array of amenities(library, swimming pool, golf course, pickleball, crafts, entertainment and more). It's a BEAUTY!

21. 2024-10-01
    historical
22. 2024-05-22
    price $149,999
23. 2024-04-11
    listed $155,000 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 15 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: $15,142
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,589
• Taxable income: $3,365
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,774/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

This home is in good condition with recent updates, making it a good investment for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace blinds — improves energy efficiency and aesthetics
• Resale replace countertops — outdated countertops can reduce value
• Resale replace appliances — outdated appliances can reduce value
• Both landscape — enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace blinds — improves energy efficiency and aesthetics ↑
• Resale replace countertops — outdated countertops can reduce value ↑
• Resale replace appliances — outdated appliances can reduce value ↑
• Both landscape — 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: Dysart Unified District (4243)
• NCES district ID: 0402690
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $58,033
• Composite: 32.76/100
• National rank: #5634
• State rank: #73 of 249 in AZ

Livability — El Mirage

• Score: 63/100
• State rank: #112
• US rank: #15164

Category grades

Amenities F Commute F Cost of living A Crime C Employment C Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Mirage, AZ
• County: Maricopa County · 4,537,380 people
• City population: 36,088
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 36,088
• Household income: $78,050
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 669.0

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: Hispanic / Latino 50% White 35% Two or more races 28% Black 6% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 15% · Canada
• Languages at home: 66% English-only · Spanish 30% Other Indo-European 1% Other Asian/Pacific 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: ▼ -52.81%
• Current HPI: 342.6503
• Rent YoY: ▲ 0.08%
• 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

-42.6% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $89,000 ARMLS
• 2025-12-31 Price Changed $115,500 ARMLS
• 2025-12-12 Price Changed $125,500 ARMLS
• 2025-04-14 Price Changed $139,500 ARMLS
• 2025-02-28 Price Changed $149,500 ARMLS
• 2025-01-24 Listed $154,900 ARMLS
• 2024-10-01 Listing Removed — ARMLS
• 2024-05-22 Price Changed $149,999 ARMLS
• 2024-04-11 Listed $155,000 ARMLS