11100 W Alsdorf Rd #50 · Arizona City, AZ 85123

$75,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 68 Days on market

Built 1973

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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 +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.3/10.0

Listing remarks

Are you looking for a roomy home with plentry of storage and space? Here's the home for you! This home has 2BR plus a Den/Office/Craft Room. There is a large living room, separate dining area, a very room kitchen. All appliances stay - washer/dryer and refrigerator. There is a primary bedroom with ensuite, and a great second/guest bedroom. Outside there is a wonder porch to sit and enjoy a beverage of choice while enjoying the scenery or visiting with friends. There are two covered parking spots in front of the home, along with covered parking on the side of the home. For storage outside, you have 2 large sheds. Central Air/Heating system new in 8/2025. New lifetime Metal roof in 2023.

Key facts

• Large living room
• Wonder porch
• Separate dining area

Tags

• DEN OFFICE CRAFT ROOM
• LARGE LIVING ROOM
• SEPARATE DINING AREA
• WONDER PORCH
• TWO COVERED PARKING SPOTS
• 2 LARGE SHEDS

Property features AI

Finance

• HOA & community: No association fees listed; Monthly land lease of $550

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: Public sewer; Private water company; Owner-reported building area
• Home design: Manufactured / Mobile home; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Painted exterior; Metal roof
• Exterior features: Desert front yard; Cul-de-sac lot; Gravel/stone front; Private maintained road and county maintained road access; Community pool

Interior

• Kitchen: Built-in microwave; Refrigerator; Garbage disposal; Pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Double vanity in bath; Pantry; Full bathroom in master bedroom; Dual-pane windows; Tankless hot water heater
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 4.2% in Arizona City — 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 56/100 on livability (#246 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime D-.
• Casa Grande Union High School District (4453) (suburban): math 14% / reading 21% proficiency, ranked #193 of 249 in AZ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 311 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.90%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $23,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11100 W Alsdorf Rd #31	0.01mi	3/2.0 (+1)	1,375 (-4%)	22mo	$22,500	$16	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.49×
• Total profit: $31,227
• Equity at exit: $11,183

10-year hold

• IRR: 41.9%
• Equity multiple: 4.96×
• Total profit: $83,115
• Equity at exit: $6,485

Cash invested: $21,000 (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 85123

• Home prices YoY: -3.2%
• Active inventory: 311
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $681

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $733	-5% $707	+0% $681	+5% $655	+10% $629
Rent	-10% $561	-5% $621	+0% $681	+5% $741	+10% $801
Rate	-1.0pp $719	-0.5pp $700	base $681	+0.5pp $661	+1.0pp $642

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11188 W Ventana Dr Arizona City, AZ	3.0	2.0	1290	$1,675	$1.30	0d	1	0.29mi
14735 S Amado Blvd Arizona City, AZ	3.0	1.5	1155	$1,650	$1.43	0d	1	0.40mi
11176 W Cambria Cir Arizona City, AZ	3.0	2.0	1500	$1,650	$1.10	0d	1	0.46mi
14282 S Vera Cruz Rd Arizona City, AZ	3.0	2.0	1202	$1,500	$1.25	18d	1	0.47mi
10307 W Midnight Dr Arizona City, AZ	3.0	2.0	1526	$1,550	$1.02	4d	1	0.53mi
15280 S Amado Blvd Arizona City, AZ	3.0	2.0	1483	$1,599	$1.08	0d	1	0.56mi
10800 W Carousel Dr Unit A Arizona City, AZ	3.0	2.0	1300	$1,250	$0.96	0d	1	0.69mi
11991 W Cabrillo Dr Arizona City, AZ	3.0	2.0	1432	$1,595	$1.11	25d	1	0.82mi
13185 S San Simon Rd Unit B Arizona City, AZ	3.0	2.0	1300	$1,475	$1.13	3d	1	0.83mi
13089 S Burma Rd Arizona City, AZ	3.0	2.0	1575	$1,599	$1.02	0d	1	0.84mi
15147 S Yava Rd Unit A Arizona City, AZ	3.0	2.5	1422	$1,450	$1.02	21d	1	0.97mi
12503 W Madero Dr Arizona City, AZ	3.0	2.0	1250	$1,395	$1.12	0d	1	0.98mi
13971 S Rosemont Rd Unit 2 (479) Arizona City, AZ	3.0	2.5	1260	$1,350	$1.07	6d	1	1.10mi
9301 W Century Dr Unit A (273) Arizona City, AZ	3.0	2.0	1500	$1,450	$0.97	6d	1	1.16mi
12532 W Delwood Dr Arizona City, AZ	3.0	2.0	1532	$1,750	$1.14	0d	1	1.22mi
15610 S Moon Valley Rd Arizona City, AZ	3.0	2.0	1656	$1,600	$0.97	0d	1	1.24mi
15310 S Kline Pl Arizona City, AZ	3.0	2.5	1826	$2,150	$1.18	0d	1	1.24mi
9254 W Pineveta Dr Arizona City, AZ	2.0	2.0	1200	$1,325	$1.10	4d	1	1.28mi
9105 W Raven Dr Arizona City, AZ	3.0	2.0	1239	$1,500	$1.21	12d	1	1.43mi
9033 W Oneida Dr Arizona City, AZ	3.0	2.0	1215	$1,500	$1.23	25d	1	1.49mi
9088 W Rafael Dr Arizona City, AZ	3.0	2.0	1336	$1,550	$1.16	0d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 68 DOM
2. 2026-06-18
   days on market $75,000 Active 65 DOM
3. 2026-06-17
   days on market $75,000 Active 64 DOM
4. 2026-06-16
   days on market $75,000 Active 63 DOM
5. 2026-06-15
   days on market $75,000 Active 62 DOM
6. 2026-06-13
   days on market $75,000 Active 60 DOM
7. 2026-06-13
   days on market $75,000 Active 59 DOM
8. 2026-06-09
   days on market $75,000 Active 56 DOM
9. 2026-06-08
   days on market $75,000 Active 55 DOM
10. 2026-06-07
    days on market $75,000 Active 54 DOM
11. 2026-06-04
    days on market $75,000 Active 51 DOM
12. 2026-06-03
    days on market $75,000 Active 50 DOM
13. 2026-06-02
    days on market $75,000 Active 49 DOM
14. 2026-06-01
    days on market $75,000 Active 48 DOM
15. 2026-05-31
    days on market $75,000 Active 47 DOM
16. 2026-04-14
    listed $75,000 Active
17. 2020-02-19
    historical
18. 2019-10-11
    price $16,500
19. 2019-10-11
    status Active
20. 2019-10-11
    historical
21. 2019-10-10
    listed $16,500 Active
22. 2019-07-19
    status Pending
23. 2019-07-15
    historical
24. 2019-04-08
    listed $23,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,214
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,182
• Taxable income: $7,416
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $6,389/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.

Schools (NCES district)

• District: Casa Grande Union High School District (4453)
• NCES district ID: 0401740
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $45,373
• Composite: 15.38/100
• National rank: #9319
• State rank: #193 of 249 in AZ

Livability — Arizona City

• Score: 56/100
• State rank: #246
• US rank: #22768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arizona City, AZ
• County: Pinal County · 399,947 people
• City population: 10,003
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,003
• Household income: $69,137
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 172.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 23% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Italian 2% Scottish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.30%
• Current HPI: 283.5405
• Rent YoY: —
• 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

+226.1% since first listed

9 events — show timeline

• 2026-04-14 Listed $75,000 ARMLS
• 2020-02-19 Listing Removed — ARMLS
• 2019-10-11 Price Changed $16,500 ARMLS
• 2019-10-11 Relisted — ARMLS
• 2019-10-11 Listing Removed — ARMLS
• 2019-10-10 Listed $16,500 ARMLS
• 2019-07-19 Pending — ARMLS
• 2019-07-15 Listing Removed — ARMLS
• 2019-04-08 Listed $23,000 ARMLS