10201 N 99th Ave #155 · Peoria, AZ 85345

$95,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 37 Days on market

Built 1978 Good condition $62/sqft · 64% below area ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

ON LEASED LAND: This is an amazing 2 bedroom 2 bath split floor plan. Basically 2 primary bedrooms. Once you step inside you step into an amazing open kitchen with a large breakfast bar, completely remodeled top to bottom. Both bathrooms have custom showers. Luxury vinyl flooring throughout. Extra sqft in the enclosed Arizona room not included in home sqft. Large carport enough for 3 vehicles. 2 storage rooms. Home overlooks the walking path. Easy landscape with newer artificial turf. Community has updated pool, spa, pickleball court, dog park, fitness, rec center. Dont miss out on this beauty!!! It is a must see.

Key facts

• Updated pool
• Large breakfast bar
• Open kitchen

Tags

• OPEN KITCHEN
• LARGE BREAKFAST BAR
• CUSTOM SHOWERS
• ENCLOSED ARIZONA ROOM
• NEWER ARTIFICIAL TURF
• UPDATED POOL

Property features AI

Finance

• Other: Listing directions available
• HOA & community: Land lease (monthly $980); Association covers grounds maintenance, street maintenance, and trash; Community pool; Community spa (heated); Pickleball courts; Community media room; Biking/walking paths; Fitness center

Exterior

• Parking: Three covered parking spaces; Three carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Other roof type
• Exterior features: Storage; Fencing (other); Corner lot; Synthetic grass front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Pantry; Eat-in kitchen with breakfast bar; Granite counters; Refrigerator, dishwasher, disposal
• Bedrooms: Two bedrooms (including master bedroom(s))
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Granite counters; Eat-in kitchen; Breakfast bar; No interior steps; Pantry; Two master bathrooms; Full bathroom in master bedroom; Refrigerator; Dishwasher; Disposal
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1978 — 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. 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: 2.11% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.80%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $265,000
• List price: $95,000
• Delta: -64.15%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10701 N 99th Ave #22	0.51mi	2/2.0	1,624 (+6%)	7mo	$55,000	$34	61
10701 N 99 Ave #209	0.49mi	3/2.0 (+1)	1,440 (-6%)	1mo	$83,000	$58	60
10701 N 99th Ave #61	0.46mi	3/2.0 (+1)	1,560 (+2%)	14mo	$85,500	$55	59
10701 N 99th Ave #186	0.46mi	3/2.0 (+1)	1,536 (0%)	18mo	$71,500	$47	58
10701 N 99th Ave Lot 35	0.46mi	3/2.0 (+1)	1,620 (+6%)	18mo	$111,000	$69	50
11275 N 99th Ave #61	0.73mi	3/2.0 (+1)	1,402 (-9%)	3mo	$268,500	$192	44
11275 N 99th Ave #119	0.69mi	3/2.0 (+1)	1,392 (-9%)	4mo	$265,000	$190	44
11275 N 99th Ave #131	0.60mi	3/2.0 (+1)	1,746 (+14%)	2mo	$270,000	$155	43
11275 N 99th Ave #65	0.71mi	3/2.0 (+1)	1,696 (+10%)	3mo	$265,000	$156	42
11275 N 99th Ave #141	0.68mi	3/1.8 (+1)	1,570 (+2%)	24mo	$325,000	$207	39
11275 N 99th Ave #31	0.67mi	3/2.0 (+1)	1,345 (-12%)	15mo	$281,000	$209	30
11275 N 99th Ave #59	0.73mi	3/2.0 (+1)	1,681 (+9%)	22mo	$306,000	$182	27

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: 35.7%
• Equity multiple: 2.46×
• Total profit: $38,961
• Equity at exit: $14,165

10-year hold

• IRR: 41.2%
• Equity multiple: 4.45×
• Total profit: $91,698
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $927

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 49%

Sensitivity live

Price	-10% $992	-5% $959	+0% $927	+5% $894	+10% $861
Rent	-10% $768	-5% $847	+0% $927	+5% $1,006	+10% $1,085
Rate	-1.0pp $974	-0.5pp $951	base $927	+0.5pp $902	+1.0pp $877

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	25d	1	0.36mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	45d	1	0.41mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	25d	1	0.50mi
10022 W Lakeview Cir N Sun City, AZ	2.0	2.0	1575	$2,800	$1.78	25d	1	0.54mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	18d	1	0.55mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	25d	1	0.66mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	25d	1	0.69mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	45d	1	0.69mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,224	$1.50	0d	9	0.89mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	3d	1	1.06mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	21d	1	1.10mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	25d	1	1.13mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	25d	1	1.15mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	45d	2	1.15mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	45d	1	1.27mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	45d	1	1.30mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	4d	1	1.30mi
10729 W Sun City Blvd Sun City, AZ	3.0	2.0	1697	$3,500	$2.06	25d	1	1.35mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	1.38mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	1.38mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	25d	1	1.38mi
10846 N 109th Ave Sun City, AZ	3.0	2.0	1623	$3,500	$2.16	14d	1	1.38mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	45d	1	1.39mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	45d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   statusdays on market $95,000 Under Contract Accepting Backups 37 DOM
2. 2026-06-18
   days on market $95,000 Active 34 DOM
3. 2026-06-17
   days on market $95,000 Active 33 DOM
4. 2026-06-16
   days on market $95,000 Active 32 DOM
5. 2026-06-15
   days on market $95,000 Active 31 DOM
6. 2026-06-13
   days on market $95,000 Active 29 DOM
7. 2026-06-13
   days on market $95,000 Active 28 DOM
8. 2026-06-09
   days on market $95,000 Active 25 DOM
9. 2026-06-08
   days on market $95,000 Active 24 DOM
10. 2026-06-07
    days on market $95,000 Active 23 DOM
11. 2026-06-04
    days on market $95,000 Active 20 DOM
12. 2026-06-03
    days on market $95,000 Active 19 DOM
13. 2026-06-02
    days on market $95,000 Active 18 DOM
14. 2026-06-02
    price $95,000 Active 17 DOM
15. 2026-06-01
    days on market $102,500 Active 17 DOM
16. 2026-05-31
    days on market $102,500 Active 16 DOM
17. 2026-05-15
    listed $102,500 Active 639-char remark

ⓘ 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 6 d/yr ≥113°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: $24,047
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$2,764
• Taxable income: $10,214
• Est. tax owed @ 24.0%: −$2,451
• After-tax cash flow: $8,667/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 · 15 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a well-maintained exterior and interior. It has a good layout and is move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters.
• Both Add a small garden or planter boxes — Could add aesthetic value and attract more buyers or renters.
• Both Install a smart home system — Could increase the home's appeal to tech-savvy buyers or renters and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters. ↑
• Both Add a small garden or planter boxes — Could add aesthetic value and attract more buyers or renters. ↑
• Both Install a smart home system — Could increase the home's appeal to tech-savvy buyers or renters and add value to the property. ↑

ⓘ 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: 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

-7.3% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $95,000 ARMLS
• 2026-05-15 Listed $102,500 ARMLS