3901 E Pinnacle Peak Rd #87 · Phoenix, AZ 85050

$128,750

2 bd · 2.0 ba · 1,226 sqft · Manufactured · 318 Days on market

Built 1995 Good condition $105/sqft · 15% below area Est $152k · 15% under ↓ 22% 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
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price drop to allow for your touches! The charming front covered porch leads to a 2 bed/2 bath home with a 2021 A/C unit and new exterior paint in 2022. Enjoy covered parking and a large shed/workshop. This home is in a 55+ community. The privacy of an exterior lot/rear block fence allows the opportunity for you to enclose a backyard. This highly coveted park is near desert ridge shopping center & mayo clinic. The monthly land lease of $945/mo includes a 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 lbs each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want! Easy to see

Key facts

• Covered porch
• Covered parking
• Large shed

Tags

• COVERED PORCH
• COVERED PARKING
• LARGE SHED
• REAR BLOCK FENCE
• BACKYARD OPPORTUNITY
• GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $890 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $27k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,300 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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. 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: 2.52% ✓
• Cap rate: 21.85%
• Cash-on-cash: 55.55%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (median comp): $152,120
• List price: $128,750
• Delta: -15.36%
• Verdict: UNDERPRICED
• 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 #250	0.00mi	2/2.0	1,248 (+2%)	3mo	$152,000	$122	95
3901 E Pinnacle Peak Rd #158	0.00mi	2/2.0	1,222 (-0%)	12mo	$150,000	$123	90
3901 E Pinnacle Peak Rd #108	0.07mi	3/2.0 (+1)	1,248 (+2%)	1mo	$132,000	$106	88
3901 E Pinnacle Peak Rd #323	0.00mi	2/2.0	1,296 (+6%)	4mo	$159,000	$123	87
3901 E Pinnacle Peak Rd #39	0.00mi	3/2.0 (+1)	1,250 (+2%)	10mo	$158,000	$126	83
3901 E Pinnacle Peak Rd #67	0.00mi	2/2.0	1,316 (+7%)	8mo	$172,000	$131	81
3901 E Pinnacle Peak Rd #230	0.00mi	2/2.0	1,248 (+2%)	19mo	$167,000	$134	81
3901 E Pinnacle Peak Rd #149	0.00mi	3/2.0 (+1)	1,248 (+2%)	14mo	$152,900	$123	80
3901 E Pinnacle Peak Rd #109	0.00mi	2/2.0	1,400 (+14%)	1mo	$130,000	$93	76
3901 E Pinnacle Peak Rd #80	0.02mi	2/2.0	1,352 (+10%)	13mo	$228,500	$169	71
3901 E Pinnacle Peak Rd #193	0.00mi	2/2.0	1,400 (+14%)	11mo	$175,000	$125	67
3901 E Pinnacle Peak Rd #398	0.00mi	2/2.0	1,080 (-12%)	21mo	$85,000	$79	63

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: 52.7%
• Equity multiple: 3.28×
• Total profit: $82,182
• Equity at exit: $19,197

10-year hold

• IRR: 57.6%
• Equity multiple: 6.42×
• Total profit: $195,394
• Equity at exit: $11,132

Cash invested: $36,050 (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: 3.3×

Monthly cashflow live

• Estimated rent: $3,239 high
• Mortgage (P&I): −$675
• Tax est. 1.5%: −$161 /mo · $1,931/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $1,669

Break-even live

Break-even rent $1,126

Max offer price $128,750

Occupancy floor 43%

Sensitivity live

Price	-10% $1,758	-5% $1,713	+0% $1,669	+5% $1,624	+10% $1,580
Rent	-10% $1,413	-5% $1,541	+0% $1,669	+5% $1,797	+10% $1,925
Rate	-1.0pp $1,734	-0.5pp $1,702	base $1,669	+0.5pp $1,635	+1.0pp $1,601

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: $32,188
• Closing costs: $3,862
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	2	0.65mi
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5	1383	$4,350	$3.15	18d	2	0.65mi
3935 E Rough Rider Rd Phoenix, AZ	2.0–3.0	2.5	1405	$2,600	$1.85	18d	3	0.65mi
4066 E Melinda Ln Phoenix, AZ	3.0	2.5	1269	$3,500	$2.76	44d	1	0.97mi
20660 N 40th St Phoenix, AZ	2.0–3.0	2.0	1325	$1,749	$1.32	18d	4	1.42mi
20660 N 40th St #2137 Phoenix, AZ	2.0	2.0	1131	$3,500	$3.09	44d	1	1.46mi
21150 N Tatum Blvd Phoenix, AZ	1.0–3.0	1.0–2.0	1133	$1,932	$1.71	0d	28	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $128,750 Active 318 DOM
2. 2026-06-17
   days on market $128,750 Active 317 DOM
3. 2026-06-16
   days on market $128,750 Active 316 DOM
4. 2026-06-15
   days on market $128,750 Active 315 DOM
5. 2026-06-13
   days on market $128,750 Active 313 DOM
6. 2026-06-13
   days on market $128,750 Active 312 DOM
7. 2026-06-09
   days on market $128,750 Active 309 DOM
8. 2026-06-08
   days on market $128,750 Active 308 DOM
9. 2026-06-07
   days on market $128,750 Active 307 DOM
10. 2026-06-04
    days on market $128,750 Active 304 DOM
11. 2026-06-03
    days on market $128,750 Active 303 DOM
12. 2026-06-02
    days on market $128,750 Active 302 DOM
13. 2026-06-01
    days on market $128,750 Active 301 DOM
14. 2026-05-31
    days on market $128,750 Active 300 DOM
15. 2026-05-19
    price $128,750 772-char remark

    Show marketing remark (772 chars)

    Price drop to allow for your touches! The charming front covered porch leads to a 2 bed/2 bath home with a 2021 A/C unit and new exterior paint in 2022. Enjoy covered parking and a large shed/workshop. This home is in a 55+ community. The privacy of an exterior lot/rear block fence allows the opportunity for you to enclose a backyard. This highly coveted park is near desert ridge shopping center & mayo clinic. The monthly land lease of $945/mo includes a 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 lbs each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want! Easy to see

16. 2026-03-13
    price $140,900 772-char remark

    Show marketing remark (772 chars)

    Price drop to allow for your touches! The charming front covered porch leads to a 2 bed/2 bath home with a 2021 A/C unit and new exterior paint in 2022. Enjoy covered parking and a large shed/workshop. This home is in a 55+ community. The privacy of an exterior lot/rear block fence allows the opportunity for you to enclose a backyard. This highly coveted park is near desert ridge shopping center & mayo clinic. The monthly land lease of $945/mo includes a 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 lbs each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want! Easy to see

17. 2025-11-06
    price $147,275 772-char remark

    Show marketing remark (772 chars)

    Price drop to allow for your touches! The charming front covered porch leads to a 2 bed/2 bath home with a 2021 A/C unit and new exterior paint in 2022. Enjoy covered parking and a large shed/workshop. This home is in a 55+ community. The privacy of an exterior lot/rear block fence allows the opportunity for you to enclose a backyard. This highly coveted park is near desert ridge shopping center & mayo clinic. The monthly land lease of $945/mo includes a 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 lbs each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want! Easy to see

18. 2025-08-04
    listed $155,275 Active 772-char remark

    Show marketing remark (772 chars)

    Price drop to allow for your touches! The charming front covered porch leads to a 2 bed/2 bath home with a 2021 A/C unit and new exterior paint in 2022. Enjoy covered parking and a large shed/workshop. This home is in a 55+ community. The privacy of an exterior lot/rear block fence allows the opportunity for you to enclose a backyard. This highly coveted park is near desert ridge shopping center & mayo clinic. The monthly land lease of $945/mo includes a 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 lbs each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want! Easy to see

19. 2024-01-23
    historical 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom 2 bath home in a 55+ community has a charming front covered porch and new exterior paint in 2022. A new A/C in 2022 w/new thermostat, new plumbing lines under the home, and a large shed/workshop make this a great place to start adding your touches. Opportunity to create a backyard area with many mature bushes and landscape rock. This highly coveted park is near desert ridge shopping center, mayo clinic, the 101 and more! The monthly land lease of $946.28 covers free 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 pounds each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want in the community.

20. 2024-01-22
    soldstatus $152,500 Closed 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom 2 bath home in a 55+ community has a charming front covered porch and new exterior paint in 2022. A new A/C in 2022 w/new thermostat, new plumbing lines under the home, and a large shed/workshop make this a great place to start adding your touches. Opportunity to create a backyard area with many mature bushes and landscape rock. This highly coveted park is near desert ridge shopping center, mayo clinic, the 101 and more! The monthly land lease of $946.28 covers free 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 pounds each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want in the community.

21. 2024-01-14
    status Pending 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom 2 bath home in a 55+ community has a charming front covered porch and new exterior paint in 2022. A new A/C in 2022 w/new thermostat, new plumbing lines under the home, and a large shed/workshop make this a great place to start adding your touches. Opportunity to create a backyard area with many mature bushes and landscape rock. This highly coveted park is near desert ridge shopping center, mayo clinic, the 101 and more! The monthly land lease of $946.28 covers free 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 pounds each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want in the community.

22. 2024-01-06
    historical Under Contract Accepting Backups 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom 2 bath home in a 55+ community has a charming front covered porch and new exterior paint in 2022. A new A/C in 2022 w/new thermostat, new plumbing lines under the home, and a large shed/workshop make this a great place to start adding your touches. Opportunity to create a backyard area with many mature bushes and landscape rock. This highly coveted park is near desert ridge shopping center, mayo clinic, the 101 and more! The monthly land lease of $946.28 covers free 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 pounds each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want in the community.

23. 2023-12-19
    listed $165,000 Active 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom 2 bath home in a 55+ community has a charming front covered porch and new exterior paint in 2022. A new A/C in 2022 w/new thermostat, new plumbing lines under the home, and a large shed/workshop make this a great place to start adding your touches. Opportunity to create a backyard area with many mature bushes and landscape rock. This highly coveted park is near desert ridge shopping center, mayo clinic, the 101 and more! The monthly land lease of $946.28 covers free 9 hole golf course, 24/7 manned guard water/trash/sewer, pickleball, pool & more. No rentals allowed here. 2 dog limit 30 pounds each. Park has application fee of $40/person for credit/background check. You will love the security & location of this community! Be as active as you want in the community.

ⓘ 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: $38,864
• − Mortgage interest: −$7,212
• − Property taxes: −$1,931
• − Insurance: −$644
• − Repairs & maintenance: −$3,109
• − Management: −$3,109
• − Depreciation: −$3,745
• Taxable income: $19,113
• Est. tax owed @ 24.0%: −$4,587
• After-tax cash flow: $15,438/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 80/100 Cosmetic rehab

This 2-bedroom, 2-bath home in a 55+ community is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Resale paint exterior trim — enhances curb appeal
• Rental replace ceiling fans — improves air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior trim — enhances curb appeal ↑
• Rental replace ceiling fans — improves air circulation ↑

ⓘ 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

-22.0% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $128,750 ARMLS
• 2026-03-13 Price Changed $140,900 ARMLS
• 2025-11-06 Price Changed $147,275 ARMLS
• 2025-08-04 Listed $155,275 ARMLS
• 2024-01-23 Listing Removed — ARMLS
• 2024-01-22 Sold (MLS) $152,500 ARMLS
• 2024-01-14 Pending — ARMLS
• 2024-01-06 Contingent — ARMLS
• 2023-12-19 Listed $165,000 ARMLS