3901 E Pinnacle Peak Rd #358 · Phoenix, AZ 85050

$324,000

3 bd · 3.5 ba · 3,616 sqft · Manufactured · 331 Days on market

Built 1996 Good condition ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare find - 3500SF+ livable manuf home, updated custom touches. On golf course, 2 car garage, 2 car carport, additional parking, guest casita and luxury kitchen. Large living areas. Major updates include raised panel ivory custom kitchen cabinets, black lacquer 6'x6' island granite tops, box tray ceiling, crown molding, KitchenAid appliances,ample space for food prep & comfy dine-in. Wood floors + updated high end vinyl, built-in book case, new bath vanities, 4'' plantation shutters throughout. 2 bedrooms +2.5 baths + 1 bed/1bath in attached casita. 20'x15' master bedroom + 10'x13' sitting room. 2 walk in master closets. Covered composite deck overlooks golf course and sunset views. 55+ community with $1,410 monthly land lease on 3 lots! A 24/7 manned guard gate, 9 hole exec golf course, pool and pickleball. Don't miss this one! Largest home in the community!

Key facts

• Luxury kitchen
• Box tray ceiling
• Wood floors

Tags

• GUEST CASITA
• LUXURY KITCHEN
• BOX TRAY CEILING
• CROWN MOLDING
• KITCHENAID APPLIANCES
• WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath manufactured listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $324k).
• Recommended offer: $285k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 34% of the median local income ($140k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $285,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-87
• Equity at exit: $48,309

10-year hold

• IRR: 8.6%
• Equity multiple: 1.62×
• Total profit: $56,604
• Equity at exit: $28,014

Cash invested: $90,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,955 high
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,860/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $885

Break-even live

Break-even rent $2,834

Max offer price $324,000

Occupancy floor 73%

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3724 E Robin Ln Phoenix, AZ	4.0	4.0	3795	$4,349	$1.15	43d	1	0.28mi
3724 E Robin Ln Phoenix, AZ	4.0	4.0	3800	$4,349	$1.14	24d	1	0.28mi
3826 E Cat Balue Dr Phoenix, AZ	4.0	3.0	2450	$3,799	$1.55	2d	1	0.64mi
3966 E Crest Ln Phoenix, AZ	4.0	2.5	3539	$3,850	$1.09	14d	1	0.67mi
3989 E Hummingbird Ln Phoenix, AZ	4.0	2.5	3364	$3,990	$1.19	21d	1	0.73mi
3557 E Tina Dr Phoenix, AZ	4.0	3.5	2611	$4,000	$1.53	4d	1	0.84mi
3607 E Salter Dr Phoenix, AZ	4.0	2.5	3057	$4,750	$1.55	17d	1	0.90mi
4027 E Kirkland Rd Phoenix, AZ	4.0	3.0	3536	$4,500	$1.27	43d	1	0.92mi
2855 E Los Gatos Dr Phoenix, AZ	4.0	3.5	4130	$19,995	$4.84	2d	1	1.37mi
4621 E Kirkland Rd Phoenix, AZ	4.0	3.0	3051	$6,250	$2.05	24d	1	1.41mi

Listing history 10 events

1. 2026-06-04
   days on market $324,000 Active 331 DOM
2. 2026-06-03
   days on market $324,000 Active 330 DOM
3. 2026-06-02
   days on market $324,000 Active 329 DOM
4. 2026-06-01
   days on market $324,000 Active 328 DOM
5. 2026-05-31
   days on market $324,000 Active 327 DOM
6. 2026-04-02
   price $324,000 883-char remark

   Show marketing remark (883 chars)

   Rare find - 3500SF+ livable manuf home, updated custom touches. On golf course, 2 car garage, 2 car carport, additional parking, guest casita and luxury kitchen. Large living areas. Major updates include raised panel ivory custom kitchen cabinets, black lacquer 6'x6' island granite tops, box tray ceiling, crown molding, KitchenAid appliances,ample space for food prep & comfy dine-in. Wood floors + updated high end vinyl, built-in book case, new bath vanities, 4'' plantation shutters throughout. 2 bedrooms +2.5 baths + 1 bed/1bath in attached casita. 20'x15' master bedroom + 10'x13' sitting room. 2 walk in master closets. Covered composite deck overlooks golf course and sunset views. 55+ community with $1,410 monthly land lease on 3 lots! A 24/7 manned guard gate, 9 hole exec golf course, pool and pickleball. Don't miss this one! Largest home in the community!

7. 2026-02-18
   price $335,000 883-char remark

   Show marketing remark (883 chars)

   Rare find - 3500SF+ livable manuf home, updated custom touches. On golf course, 2 car garage, 2 car carport, additional parking, guest casita and luxury kitchen. Large living areas. Major updates include raised panel ivory custom kitchen cabinets, black lacquer 6'x6' island granite tops, box tray ceiling, crown molding, KitchenAid appliances,ample space for food prep & comfy dine-in. Wood floors + updated high end vinyl, built-in book case, new bath vanities, 4'' plantation shutters throughout. 2 bedrooms +2.5 baths + 1 bed/1bath in attached casita. 20'x15' master bedroom + 10'x13' sitting room. 2 walk in master closets. Covered composite deck overlooks golf course and sunset views. 55+ community with $1,410 monthly land lease on 3 lots! A 24/7 manned guard gate, 9 hole exec golf course, pool and pickleball. Don't miss this one! Largest home in the community!

8. 2025-08-11
   status Active 883-char remark

   Show marketing remark (883 chars)

   Rare find - 3500SF+ livable manuf home, updated custom touches. On golf course, 2 car garage, 2 car carport, additional parking, guest casita and luxury kitchen. Large living areas. Major updates include raised panel ivory custom kitchen cabinets, black lacquer 6'x6' island granite tops, box tray ceiling, crown molding, KitchenAid appliances,ample space for food prep & comfy dine-in. Wood floors + updated high end vinyl, built-in book case, new bath vanities, 4'' plantation shutters throughout. 2 bedrooms +2.5 baths + 1 bed/1bath in attached casita. 20'x15' master bedroom + 10'x13' sitting room. 2 walk in master closets. Covered composite deck overlooks golf course and sunset views. 55+ community with $1,410 monthly land lease on 3 lots! A 24/7 manned guard gate, 9 hole exec golf course, pool and pickleball. Don't miss this one! Largest home in the community!

9. 2025-07-25
   historical 883-char remark

   Show marketing remark (883 chars)

   Rare find - 3500SF+ livable manuf home, updated custom touches. On golf course, 2 car garage, 2 car carport, additional parking, guest casita and luxury kitchen. Large living areas. Major updates include raised panel ivory custom kitchen cabinets, black lacquer 6'x6' island granite tops, box tray ceiling, crown molding, KitchenAid appliances,ample space for food prep & comfy dine-in. Wood floors + updated high end vinyl, built-in book case, new bath vanities, 4'' plantation shutters throughout. 2 bedrooms +2.5 baths + 1 bed/1bath in attached casita. 20'x15' master bedroom + 10'x13' sitting room. 2 walk in master closets. Covered composite deck overlooks golf course and sunset views. 55+ community with $1,410 monthly land lease on 3 lots! A 24/7 manned guard gate, 9 hole exec golf course, pool and pickleball. Don't miss this one! Largest home in the community!

10. 2025-06-21
    listed $350,000 Active 883-char remark

    Show marketing remark (883 chars)

    Rare find - 3500SF+ livable manuf home, updated custom touches. On golf course, 2 car garage, 2 car carport, additional parking, guest casita and luxury kitchen. Large living areas. Major updates include raised panel ivory custom kitchen cabinets, black lacquer 6'x6' island granite tops, box tray ceiling, crown molding, KitchenAid appliances,ample space for food prep & comfy dine-in. Wood floors + updated high end vinyl, built-in book case, new bath vanities, 4'' plantation shutters throughout. 2 bedrooms +2.5 baths + 1 bed/1bath in attached casita. 20'x15' master bedroom + 10'x13' sitting room. 2 walk in master closets. Covered composite deck overlooks golf course and sunset views. 55+ community with $1,410 monthly land lease on 3 lots! A 24/7 manned guard gate, 9 hole exec golf course, pool and pickleball. Don't miss this one! Largest home 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: $47,456
• − Mortgage interest: −$18,149
• − Property taxes: −$4,860
• − Insurance: −$1,620
• − Repairs & maintenance: −$3,797
• − Management: −$3,797
• − Depreciation: −$9,425
• Taxable income: $5,809
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $9,227/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 · 6 photos

Good 75/100 Cosmetic rehab

This property is in good condition with recent updates, making it a solid investment opportunity. It offers a good balance of curb appeal and interior updates, with potential for further enhancements to boost its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and functionality in bathrooms.
• Both New kitchen appliances — Modern appliances enhance functionality and appeal in the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and functionality in bathrooms. ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal in the kitchen. ↑

ⓘ 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

-7.4% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $324,000 ARMLS
• 2026-02-18 Price Changed $335,000 ARMLS
• 2025-08-11 Relisted — ARMLS
• 2025-07-25 Listing Removed — ARMLS
• 2025-06-21 Listed $350,000 ARMLS