3901 E Pinnacle Peak Rd #384 · Phoenix, AZ 85050

$224,750

2 bd · 2.0 ba · 1,596 sqft · Manufactured · 66 Days on market

Built 1986 Good condition $141/sqft · 48% above area Est $152k · 48% over

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Why this score? — see what drove the C+ 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 +9.3/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!!! A GOLF COURSE LOT rarely becomes available in Pinnacle Peak West, a 55+ gated community near Desert Ridge. Your retirement dream comes true in this beautifully updated 2 bed + den, 2 bath home with remodeled kitchen, granite countertops, farmhouse sink, double oven, vaulted ceilings, skylights, wrapping deck, w/golf cart included! New landscaping w/tranquil seating and raised irrigated garden box. HVAC 2021. Monthly land lease $1065 covers W/S/G & the 24/7 manned guard gate, 9 hole golf course, pickleball, basketball, cornhole, heated pool & hot tub, new pergola, game room, clubhouse & classes. Park application & bkgrd ck req'd $40 ea. 2 dog max of 30 lbs, no rentals allowed/only owner occupied. Owner willing to offer patio furniture & outdoor heater if desired.

Key facts

• Gated community
• Golf course lot
• Remodeled kitchen

Tags

• GOLF COURSE LOT
• GATED COMMUNITY
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• FARMHOUSE SINK
• DOUBLE OVEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 + 2.0% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $211,265 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $152,038
• List price: $224,750
• Delta: 47.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 E Pinnacle Peak Rd #294	0.00mi	2/2.0	1,560 (-2%)	4mo	$142,000	$91	93
3901 E Pinnacle Peak Rd #275	0.07mi	2/2.0	1,560 (-2%)	1mo	$160,000	$103	92
3901 E Pinnacle Peak Rd #236	0.00mi	2/2.0	1,664 (+4%)	1mo	$180,000	$108	92
3901 E Pinnacle Peak Rd #339	0.02mi	2/2.0	1,550 (-3%)	4mo	$170,000	$110	91
3901 E Pinnacle Peak Rd #134	0.00mi	3/2.0 (+1)	1,560 (-2%)	1mo	$145,000	$93	91
3901 E Pinnacle Peak Rd #376	0.07mi	2/2.0	1,690 (+6%)	2mo	$100,000	$59	86
3901 E Pinnacle Peak Rd #229	0.07mi	2/2.0	1,680 (+5%)	4mo	$166,000	$99	85
3901 E Pinnacle Peak Rd #65	0.07mi	2/2.0	1,534 (-4%)	7mo	$207,000	$135	84
3901 E Pinnacle Peak Rd #109	0.00mi	2/2.0	1,400 (-12%)	1mo	$130,000	$93	79
3901 E Pinnacle Peak Rd #4	0.00mi	3/2.0 (+1)	1,456 (-9%)	4mo	$179,000	$123	77
3901 E Pinnacle Peak Rd #43	0.02mi	3/2.0 (+1)	1,742 (+9%)	4mo	$143,000	$82	76
3901 E Pinnacle Peak Rd #240	0.07mi	3/2.0 (+1)	1,456 (-9%)	3mo	$152,500	$105	75

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.37×
• Total profit: $23,553
• Equity at exit: $33,511

10-year hold

• IRR: 17.9%
• Equity multiple: 2.41×
• Total profit: $88,923
• Equity at exit: $19,432

Cash invested: $62,930 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,222 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,371/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $992

Break-even live

Break-even rent $1,966

Max offer price $224,750

Occupancy floor 64%

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: $56,188
• Closing costs: $6,742
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5–3.0	1490	$4,750	$3.19	43d	2	0.65mi
3935 E Rough Rider Rd Phoenix, AZ	2.0–3.0	2.5	1405	$2,600	$1.85	17d	3	0.65mi
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5	1383	$4,350	$3.15	17d	2	0.65mi
4066 E Melinda Ln Phoenix, AZ	3.0	2.5	1269	$3,500	$2.76	43d	1	0.97mi
21927 N 31st Pl Phoenix, AZ	3.0	3.0	2059	$3,700	$1.80	18d	1	1.17mi
3135 E Tina Dr Phoenix, AZ	3.0	3.0	2178	$3,599	$1.65	43d	1	1.22mi
4517 E Melinda Ln Phoenix, AZ	3.0	2.0	1663	$3,100	$1.86	14d	1	1.31mi
4509 E Lone Cactus Dr Phoenix, AZ	3.0	2.0	1663	$4,500	$2.71	43d	1	1.32mi
21624 N 46th Pl Phoenix, AZ	3.0	2.0	1540	$3,200	$2.08	4d	1	1.37mi
3626 E Potter Dr Phoenix, AZ	3.0	2.0	1519	$2,500	$1.65	24d	1	1.37mi
4632 E Mossman Rd Phoenix, AZ	3.0	2.0	1519	$3,800	$2.50	43d	1	1.37mi
2831 E Robin Ln Phoenix, AZ	2.0	2.5	2057	$4,750	$2.31	16d	1	1.39mi
20729 N 37th Way Phoenix, AZ	3.0	2.0	1670	$3,000	$1.80	14d	1	1.39mi
20660 N 40th St Phoenix, AZ	2.0–3.0	2.0	1325	$1,749	$1.32	17d	4	1.42mi
4726 E Mossman Rd Phoenix, AZ	3.0	2.5	1610	$2,500	$1.55	7d	1	1.43mi
4723 E Weaver Rd Phoenix, AZ	3.0	2.0	1663	$2,595	$1.56	13d	1	1.44mi
20660 N 40th St #2137 Phoenix, AZ	2.0	2.0	1131	$3,500	$3.09	43d	1	1.46mi
21150 N Tatum Blvd Phoenix, AZ	1.0–3.0	1.0–2.0	1136	$1,938	$1.71	1d	26	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $224,750 Active 66 DOM
2. 2026-06-17
   days on market $224,750 Active 65 DOM
3. 2026-06-16
   days on market $224,750 Active 64 DOM
4. 2026-06-15
   days on market $224,750 Active 63 DOM
5. 2026-06-13
   days on market $224,750 Active 61 DOM
6. 2026-06-13
   days on market $224,750 Active 60 DOM
7. 2026-06-09
   days on market $224,750 Active 57 DOM
8. 2026-06-08
   days on market $224,750 Active 56 DOM
9. 2026-06-07
   days on market $224,750 Active 55 DOM
10. 2026-06-04
    pricedays on market $224,750 Active 52 DOM
11. 2026-06-03
    days on market $224,900 Active 51 DOM
12. 2026-06-02
    days on market $224,900 Active 50 DOM
13. 2026-06-01
    days on market $224,900 Active 49 DOM
14. 2026-05-31
    days on market $224,900 Active 48 DOM
15. 2026-04-11
    listed $224,900 Active 799-char remark

    Show marketing remark (799 chars)

    WOW!!! A GOLF COURSE LOT rarely becomes available in Pinnacle Peak West, a 55+ gated community near Desert Ridge. Your retirement dream comes true in this beautifully updated 2 bed + den, 2 bath home with remodeled kitchen, granite countertops, farmhouse sink, double oven, vaulted ceilings, skylights, wrapping deck, w/golf cart included! New landscaping w/tranquil seating and raised irrigated garden box. HVAC 2021. Monthly land lease $1065 covers W/S/G & the 24/7 manned guard gate, 9 hole golf course, pickleball, basketball, cornhole, heated pool & hot tub, new pergola, game room, clubhouse & classes. Park application & bkgrd ck req'd $40 ea. 2 dog max of 30 lbs, no rentals allowed/only owner occupied. Owner willing to offer patio furniture & outdoor heater if desired.

16. 2024-03-12
    soldstatus $197,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Golf Course View, Hole 1 at 55+ guard gated community! Come see this 2 bedroom + den & 2 bath home. HVAC replaced in 2021. These golf course lots are rarely available. The community location near Desert Ridge is very convenient to many amenities including Mayo Clinic, the 51 and 101. Owner willing to leave all furniture (minus Living room TV & wall art/painting) The monthly land lease of $1048.58 pays for the 24/7 manned guard gate, the 9 hole executive golf course, pickleball courts, heated swimming pool/spa, clubhouse & classes. There is a park application and background check $40 each. 2 dog maximum of 30 pounds, no rentals allowed/only owner occupied. Come see this great location!

17. 2024-02-27
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Golf Course View, Hole 1 at 55+ guard gated community! Come see this 2 bedroom + den & 2 bath home. HVAC replaced in 2021. These golf course lots are rarely available. The community location near Desert Ridge is very convenient to many amenities including Mayo Clinic, the 51 and 101. Owner willing to leave all furniture (minus Living room TV & wall art/painting) The monthly land lease of $1048.58 pays for the 24/7 manned guard gate, the 9 hole executive golf course, pickleball courts, heated swimming pool/spa, clubhouse & classes. There is a park application and background check $40 each. 2 dog maximum of 30 pounds, no rentals allowed/only owner occupied. Come see this great location!

18. 2024-02-14
    historical Under Contract Accepting Backups 713-char remark

    Show marketing remark (713 chars)

    Golf Course View, Hole 1 at 55+ guard gated community! Come see this 2 bedroom + den & 2 bath home. HVAC replaced in 2021. These golf course lots are rarely available. The community location near Desert Ridge is very convenient to many amenities including Mayo Clinic, the 51 and 101. Owner willing to leave all furniture (minus Living room TV & wall art/painting) The monthly land lease of $1048.58 pays for the 24/7 manned guard gate, the 9 hole executive golf course, pickleball courts, heated swimming pool/spa, clubhouse & classes. There is a park application and background check $40 each. 2 dog maximum of 30 pounds, no rentals allowed/only owner occupied. Come see this great location!

19. 2024-01-16
    listed $215,000 Active 713-char remark

    Show marketing remark (713 chars)

    Golf Course View, Hole 1 at 55+ guard gated community! Come see this 2 bedroom + den & 2 bath home. HVAC replaced in 2021. These golf course lots are rarely available. The community location near Desert Ridge is very convenient to many amenities including Mayo Clinic, the 51 and 101. Owner willing to leave all furniture (minus Living room TV & wall art/painting) The monthly land lease of $1048.58 pays for the 24/7 manned guard gate, the 9 hole executive golf course, pickleball courts, heated swimming pool/spa, clubhouse & classes. There is a park application and background check $40 each. 2 dog maximum of 30 pounds, no rentals allowed/only owner occupied. Come see this great location!

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

Taxation est. · year 1

• Rental income: $38,665
• − Mortgage interest: −$12,589
• − Property taxes: −$3,371
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,093
• − Management: −$3,093
• − Depreciation: −$6,538
• Taxable income: $8,856
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $9,782/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2-bedroom + den, 2-bath home in a gated community near Desert Ridge is in good condition with recent updates and a golf course view. It's move-in ready with a good ROI potential.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both HVAC maintenance — ensures comfort and energy efficiency
• Both painting — refreshes interior and exterior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both HVAC maintenance — ensures comfort and energy efficiency ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and adds 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

+4.6% since first listed

5 events — show timeline

• 2026-04-11 Listed $224,900 ARMLS
• 2024-03-12 Sold (MLS) $197,000 ARMLS
• 2024-02-27 Pending — ARMLS
• 2024-02-14 Contingent — ARMLS
• 2024-01-16 Listed $215,000 ARMLS