10701 N 99th Ave #51 · Peoria, AZ 85345

$25,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 34 Days on market

Built 1969 $17/sqft · 64% below area ↓ 55% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

Key facts

• Screened-in porch
• Outdoor sitting area
• Two ac units

Tags

• CORNER LOT
• TWO AC UNITS
• SCREENED-IN PORCH
• OUTDOOR SITTING AREA
• LARGE STORAGE SHED
• HEATED POOL

Property features AI

Finance

• Other: Building area source: Builder
• HOA & community: Land lease ($891 monthly); Association covers sewer, water, street maintenance and grounds maintenance; Community pool; Community spa (heated); Community media room; Fitness center; Near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Metal roof with reflective coating
• Exterior features: Corner lot; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Built-in microwave; Non-laminate counters; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High speed internet; Pantry; Full bathroom in master bedroom; Screened-in patio(s); Storage
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 72.6% vs local median 3.3% in Peoria — 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 76/100 on livability (#14 in AZ, #3,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D, health & safety F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 333 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 + 0.6% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (40%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 7.87% ✓
• Cap rate: 72.64%
• Cash-on-cash: 236.95%
• DSCR: 11.54
• GRM: 1.1

CMA / ARV

• ARV (median comp): $68,863
• List price: $25,000
• Delta: -63.70%
• 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
10701 N 99 Ave #209	0.03mi	3/2.0 (+1)	1,440 (0%)	1mo	$83,000	$58	92
11275 N 99th Ave #61	0.26mi	3/2.0 (+1)	1,402 (-3%)	3mo	$268,500	$192	76
11275 N 99th Ave #119	0.25mi	3/2.0 (+1)	1,392 (-3%)	4mo	$265,000	$190	74
10701 N 99th Ave #22	0.05mi	2/2.0	1,624 (+13%)	7mo	$55,000	$34	71
10701 N 99th Ave #61	0.00mi	3/2.0 (+1)	1,560 (+8%)	14mo	$85,500	$55	69
10701 N 99th Ave #115	0.00mi	3/2.0 (+1)	1,248 (-13%)	11mo	$82,900	$66	64
11275 N 99th Ave #118	0.26mi	3/2.0 (+1)	1,273 (-12%)	2mo	$265,000	$208	62
11275 N 99th Ave #31	0.21mi	3/2.0 (+1)	1,345 (-7%)	15mo	$281,000	$209	61
10701 N 99th Ave Lot 35	0.00mi	3/2.0 (+1)	1,620 (+12%)	18mo	$111,000	$69	60
11000 N 91st Ave #101	0.74mi	2/2.0	1,350 (-6%)	10mo	$120,000	$89	47
10201 N 99th Ave #166	0.42mi	3/2.0 (+1)	1,248 (-13%)	8mo	$55,000	$44	46
11000 N 91st Ave #19	0.74mi	3/2.0 (+1)	1,600 (+11%)	10mo	$125,000	$78	34

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.34×
• Total profit: $79,410
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 24.52×
• Total profit: $164,615
• Equity at exit: $2,162

Cash invested: $7,000 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,382

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 25%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.33mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.46mi
10022 W Lakeview Cir N Sun City, AZ	2.0	2.0	1575	$2,800	$1.78	24d	1	0.48mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.50mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.55mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.56mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	0.69mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	0.79mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.79mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.92mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	0.95mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	1.01mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	1.04mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	1.04mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	1.06mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	1d	9	1.07mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	1.15mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.15mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	1.19mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	1.26mi
10319 W Oakmont Dr Sun City, AZ	2.0	2.0	1274	$2,900	$2.28	24d	1	1.26mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	1.26mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.29mi
10729 W Sun City Blvd Sun City, AZ	3.0	2.0	1697	$3,500	$2.06	24d	1	1.35mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.38mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	1.43mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	1	1.44mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	43d	1	1.44mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	1.45mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	1.46mi
10846 N 109th Ave Sun City, AZ	3.0	2.0	1623	$3,500	$2.16	12d	1	1.49mi

Listing history 23 events

1. 2026-06-17
   status $25,000 Pending 34 DOM
2. 2026-06-17
   days on market $25,000 Active 34 DOM
3. 2026-06-16
   days on market $25,000 Active 33 DOM
4. 2026-06-15
   pricedays on market $25,000 Active 32 DOM
5. 2026-06-13
   days on market $38,000 Active 30 DOM
6. 2026-06-13
   status $38,000 Active 29 DOM
7. 2026-06-07
   pricestatusdays on market $38,000 Pending 29 DOM
8. 2026-06-04
   days on market $42,000 Active 27 DOM
9. 2026-06-03
   days on market $42,000 Active 26 DOM
10. 2026-06-02
    days on market $42,000 Active 25 DOM
11. 2026-06-01
    days on market $42,000 Active 24 DOM
12. 2026-05-31
    days on market $42,000 Active 23 DOM
13. 2026-05-08
    listed $42,000 Active 919-char remark
14. 2026-05-04
    historical
15. 2026-01-24
    price $50,000
16. 2026-01-11
    price $55,000
17. 2025-12-17
    listed $58,000 Active
18. 2025-05-21
    soldstatus $37,000 Closed

    Show marketing remark (790 chars)

    This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

19. 2025-05-08
    status Pending

    Show marketing remark (790 chars)

    This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

20. 2025-05-01
    price $39,900

    Show marketing remark (790 chars)

    This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

21. 2025-04-17
    price $44,000

    Show marketing remark (790 chars)

    This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

22. 2025-03-19
    price $47,900

    Show marketing remark (790 chars)

    This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

23. 2025-02-27
    listed $55,000 Active

    Show marketing remark (790 chars)

    This home is located in the popular Apollo Village retirement community on a huge lot. As you step into one of the larger homes in this lovely park, you will notice the massive living room. The kitchen and both bathrooms have been tastefully updated, and all major appliances are included! You will also find a formal dining area and a fun family room near the kitchen. This home has two primary bedrooms both with their own updated bathrooms. Step outside and into the screened-in porch that can be used for additional winter living space. Next to this screened-in porch is an outdoor sitting area perfect for morning coffee, and the west side of this spacious home has a covered carport. This community has great amenities including a heated pool, spa, and lounge with pool tables.

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 17 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: $23,620
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$727
• Taxable income: $17,213
• Est. tax owed @ 24.0%: −$4,131
• After-tax cash flow: $12,456/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: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 of 249 in AZ

Livability — Peoria

• Score: 76/100
• State rank: #14
• US rank: #3603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, AZ
• County: Maricopa County · 4,537,380 people
• City population: 206,687
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 60,918
• Household income: $67,380
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1879.0

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: White 51% Hispanic / Latino 34% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 1% Vietnamese 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: ▼ -80.77%
• Current HPI: 328.1069
• Rent YoY: ▲ 0.62%
• 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

-54.5% since first listed

16 events — show timeline

• 2026-06-17 Pending — ARMLS
• 2026-06-13 Price Changed $25,000 ARMLS
• 2026-06-12 Relisted — ARMLS
• 2026-06-06 Pending — ARMLS
• 2026-06-04 Price Changed $38,000 ARMLS
• 2026-05-08 Listed $42,000 ARMLS
• 2026-05-04 Listing Removed — ARMLS
• 2026-01-24 Price Changed $50,000 ARMLS
• 2026-01-11 Price Changed $55,000 ARMLS
• 2025-12-17 Listed $58,000 ARMLS
• 2025-05-21 Sold (MLS) $37,000 ARMLS
• 2025-05-08 Pending — ARMLS
• 2025-05-01 Price Changed $39,900 ARMLS
• 2025-04-17 Price Changed $44,000 ARMLS
• 2025-03-19 Price Changed $47,900 ARMLS
• 2025-02-27 Listed $55,000 ARMLS