11596 W Sierra Dawn Blvd #156 · Surprise, AZ 85378

$58,999

2 bd · 2.0 ba · 1,352 sqft · Manufactured · 93 Days on market

Manufactured home Built 1985 Good condition $44/sqft · 27% below area Est $81k · 27% under ↓ 53% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Rent growth +1.1/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Nice 2bedroom located in community of Rose Garden, an adult community with many activities! Home is very open floor plan, has had upgrades over the recent years, Windows newer, AC 2021, per prior listing roof is less than 10yrs old. Large storage shed, roomy deck and laminate flooring throughout. Priced right. Lender owned home.

Key facts

• 2 parking spots
• Community pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 3.3% in Surprise — 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 74/100 on livability (#19 in AZ, #4,616 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: health & safety D+, amenities D-, commute 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: Thompson Ranch Elementary (math 17% / reading 24%, grade F, #729 of 1,109 statewide, top 67%, 716 students, 74% FRL); Valley Vista High School (math 25% / reading 32%, grade F, #133 of 381 statewide, top 35%, 2,464 students, 44% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 pts) — the specific schools serving this property underperform the Dysart Unified District (4243) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.5%/yr); 94 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $512 of equity ($408 loan paydown + $104 appreciation (0.2% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $4k (6%) 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 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,689 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 2.38% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.95%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $81,230
• List price: $58,999
• Delta: -27.37%
• 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
11596 W Sierra Dawn Blvd #33	0.00mi	3/2.0 (+1)	1,344 (-1%)	6mo	$112,000	$83	89
11596 W Sierra Dawn Blvd #25	0.00mi	3/2.0 (+1)	1,320 (-2%)	4mo	$92,000	$70	88
11596 W Sierra Dawn Blvd #165	0.10mi	2/2.0	1,296 (-4%)	3mo	$94,500	$73	86
11596 W Sierra Dawn Blvd #80	0.00mi	2/2.0	1,536 (+14%)	2mo	$120,000	$78	75
11596 W Sierra Dawn Blvd #188	0.19mi	2/2.0	1,456 (+8%)	3mo	$80,000	$55	75
11596 W Sierra Dawn Blvd #243	0.00mi	2/2.0	1,203 (-11%)	9mo	$135,000	$112	74
11596 W Sierra Dawn Blvd #75	0.00mi	2/2.0	1,152 (-15%)	8mo	$62,000	$54	69
11596 W Sierra Dawn Blvd #23	0.19mi	2/2.0	1,173 (-13%)	7mo	$79,990	$68	63
11596 W Sierra Dawn Blvd #29	0.19mi	2/2.0	1,534 (+14%)	7mo	$73,500	$48	63
16101 N EL Mirage Rd #371	0.71mi	3/2.0 (+1)	1,344 (-1%)	2mo	$64,000	$48	59
11596 W Sierra Dawn Blvd #271	0.32mi	3/2.0 (+1)	1,456 (+8%)	9mo	$74,000	$51	59
16101 N EL Mirage Rd #422	0.74mi	2/2.0	1,152 (-15%)	0mo	$25,000	$22	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 3.38×
• Total profit: $39,345
• Equity at exit: $17,655

10-year hold

• IRR: 50.7%
• Equity multiple: 6.10×
• Total profit: $84,269
• Equity at exit: $21,645

Cash invested: $16,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 5 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $86,000 ($62/sqft)
• Median days on market: 134 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85378

• Home prices YoY: 0.1%
• Rents YoY: -5.5%
• Active inventory: 94
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $701

Break-even live

Break-even rent $516

Max offer price $58,999

Occupancy floor 45%

Sensitivity live

Price	-10% $742	-5% $722	+0% $701	+5% $681	+10% $661
Rent	-10% $590	-5% $646	+0% $701	+5% $757	+10% $812
Rate	-1.0pp $731	-0.5pp $716	base $701	+0.5pp $686	+1.0pp $671

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11345 W Loma Blanca Dr Surprise, AZ	3.0	2.0	1368	$1,930	$1.41	93d	1	0.29mi
11417 W Amber Trl Sun City, AZ	3.0	2.0	1130	$1,750	$1.55	37d	1	0.30mi
11417 W Amber Trl Surprise, AZ	3.0	2.0	1130	$1,750	$1.55	23d	1	0.30mi
11335 W Crestbrook Dr Surprise, AZ	3.0	2.0	1130	$1,705	$1.51	15d	1	0.42mi
17447 Avenue of the Arts Unit 2 Surprise, AZ	2.0	2.0	1078	$1,732	$1.61	73d	1	0.69mi
17447 Avenue of the Arts Unit 3 Surprise, AZ	3.0	2.0	1183	$1,822	$1.54	73d	1	0.69mi
11548 W Pronghorn Ct Surprise, AZ	2.0	2.0	1563	$2,000	$1.28	36d	1	0.70mi
17447 N Avenue of the Arts Surprise, AZ	3.0	2.0	1183	$1,981	$1.67	51d	1	0.76mi
17447 N Avenue of the Arts Surprise, AZ	2.0	2.0	1078	$1,813	$1.68	62d	1	0.76mi
17447 N Avenue of the Arts Surprise, AZ	2.0	2.0	1078	$1,853	$1.72	17d	1	0.76mi
17447 N Avenue of the Arts Surprise, AZ	2.0	2.0	1078	$1,828	$1.70	33d	1	0.76mi
17447 N Avenue of the Arts Surprise, AZ	2.0	2.0	1078	$1,837	$1.70	48d	1	0.76mi
17590 N 114th Ln Surprise, AZ	3.0	3.0	1737	$1,695	$0.98	54d	1	0.80mi
17590 N 114th Ln Surprise, AZ	3.0	2.5	1737	$1,695	$0.98	73d	1	0.80mi
12121 W Ironwood St El Mirage, AZ	3.0	2.0	1680	$1,999	$1.19	73d	1	0.82mi
12134 W Ironwood St El Mirage, AZ	3.0	2.0	1680	$1,950	$1.16	73d	1	0.83mi
17716 N 114th Ln Surprise, AZ	3.0	2.5	1847	$1,990	$1.08	8d	1	0.88mi
15620 N El Mirage Rd Surprise, AZ	3.0	2.5	1310	$1,649	$1.26	9d	2	1.05mi
15427 N Jerry St Surprise, AZ	2.0	1.5	920	$1,450	$1.58	34d	1	1.14mi
15427 N Jerry St Surprise, AZ	2.0	1.5	920	$1,450	$1.58	23d	1	1.14mi
16520 N Greasewood St Surprise, AZ	2.0–3.0	2.5	1267	$1,695	$1.34	0d	15	1.22mi
11476 W Madisen Ellise Dr Surprise, AZ	3.0	2.0	1301	$2,070	$1.59	93d	1	1.22mi
10831 W Tropicana Cir Sun City, AZ	2.0	1.0	995	$2,800	$2.81	69d	1	1.23mi
10814 W El Capitan Cir Sun City, AZ	2.0	1.0	995	$3,000	$3.02	64d	1	1.27mi
11755 W Thompson Ranch Rd El Mirage, AZ	1.0–3.0	1.0–2.0	936	$2,154	$2.30	0d	1	1.35mi
12437 W Via Camille El Mirage, AZ	3.0	2.0	1534	$1,875	$1.22	48d	1	1.49mi
12437 W Via Camille El Mirage, AZ	3.0	2.0	1534	$1,875	$1.22	66d	1	1.49mi
12438 W Hearn Rd El Mirage, AZ	3.0	2.0	1308	$1,595	$1.22	73d	1	1.49mi
12438 W Hearn Rd El Mirage, AZ	3.0	2.0	1308	$1,595	$1.22	48d	1	1.49mi

Listing history 26 events

1. 2026-06-15
   days on market $58,999 Active 93 DOM
2. 2026-06-13
   days on market $58,999 Active 91 DOM
3. 2026-06-09
   days on market $58,999 Active 87 DOM
4. 2026-06-08
   days on market $58,999 Active 86 DOM
5. 2026-06-07
   days on market $58,999 Active 85 DOM
6. 2026-06-04
   days on market $58,999 Active 82 DOM
7. 2026-06-03
   days on market $58,999 Active 81 DOM
8. 2026-06-02
   days on market $58,999 Active 80 DOM
9. 2026-06-01
   days on market $58,999 Active 79 DOM
10. 2026-05-31
    days on market $58,999 Active 78 DOM
11. 2026-04-23
    price $58,999 333-char remark

    Show marketing remark (333 chars)

    Nice 2bedroom located in community of Rose Garden, an adult community with many activities! Home is very open floor plan, has had upgrades over the recent years, Windows newer, AC 2021, per prior listing roof is less than 10yrs old. Large storage shed, roomy deck and laminate flooring throughout. Priced right. Lender owned home.

12. 2026-03-14
    listed $62,999 Active 333-char remark

    Show marketing remark (333 chars)

    Nice 2bedroom located in community of Rose Garden, an adult community with many activities! Home is very open floor plan, has had upgrades over the recent years, Windows newer, AC 2021, per prior listing roof is less than 10yrs old. Large storage shed, roomy deck and laminate flooring throughout. Priced right. Lender owned home.

13. 2026-01-01
    historical
14. 2025-11-03
    listed $99,500 Active
15. 2025-10-23
    historical
16. 2025-10-08
    price $109,500
17. 2025-07-25
    price $114,900
18. 2025-06-20
    price $117,000
19. 2025-02-05
    price $119,000
20. 2024-12-17
    listed $119,900 Active
21. 2024-04-05
    soldstatus $115,000 Closed
22. 2024-02-21
    historical Contract Contingent on Buyer Sale
23. 2024-02-17
    price $116,000
24. 2024-01-22
    price $119,400
25. 2023-10-31
    price $119,900
26. 2023-10-11
    listed $124,500 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 7 d/yr ≥114°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: $16,847
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$1,716
• Taxable income: $7,951
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $6,509/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 Est. rehab $6,760–$20,280 screening

This manufactured home is in good condition with recent upgrades, including a new AC unit and less than 10-year-old roof. It's ready for a fresh coat of paint to enhance curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Thompson Ranch Elementary F AZ #729/1,109 Nat'l #33,158/41,679 High Valley Vista High School F AZ #133/381 Nat'l #11,681/17,239

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

B Composite livability gradescore 74/100

Livability — Surprise

• Score: 74/100
• State rank: #19
• US rank: #4616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Surprise, AZ
• County: Maricopa County · 4,979,203 people
• City population: 160,031
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 9,765
• Household income: $56,444
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 38% Two or more races 17% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 31% Cuban 3%
• Common ancestry: Romanian 2% Portuguese 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Guatemala
• Languages at home: 73% English-only · Spanish 22% Arabic 2% Russian/Polish/Slavic 1%

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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: ▲ 0.18%
• Current HPI: 287.1228
• Rent YoY: ▼ -5.53%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-52.6% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $58,999 ARMLS
• 2026-03-14 Listed $62,999 ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-11-03 Listed $99,500 ARMLS
• 2025-10-23 Listing Removed — ARMLS
• 2025-10-08 Price Changed $109,500 ARMLS
• 2025-07-25 Price Changed $114,900 ARMLS
• 2025-06-20 Price Changed $117,000 ARMLS
• 2025-02-05 Price Changed $119,000 ARMLS
• 2024-12-17 Listed $119,900 ARMLS
• 2024-04-05 Sold (MLS) $115,000 ARMLS
• 2024-02-21 Contingent — ARMLS
• 2024-02-17 Price Changed $116,000 ARMLS
• 2024-01-22 Price Changed $119,400 ARMLS
• 2023-10-31 Price Changed $119,900 ARMLS
• 2023-10-11 Listed $124,500 ARMLS