8921 E Michigan Ave · Sun Lakes, AZ 85248

$249,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 24 Days on market

Built 1980 6,765 sqft lot Est $241k · at est. $153/mo HOA · 7% of rent ↓ 52% 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 +15.2/30.0
• ARV discount +5.8/15.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

Key facts

• 6,765 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee includes grounds maintenance; Association rules prohibit visible trucks, trailers, RVs, boats; Community features include pool, community spa (heated), golf, pickleball, tennis courts, lake, concierge, biking/walking paths, and fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces; Electric vehicle charging station(s)
• Security: Security guard
• Utilities: Private water company; Public sewer; 220 volts in kitchen (electric)
• Home design: Manufactured/mobile home; Fee simple ownership; Asphalt road access
• Construction: Aluminum siding; Wood frame construction; Painted exterior; Built-up roof; Foam roof
• Exterior features: Gravel/stone front and back; Shed(s); Block fencing; Heated spa

Interior

• Kitchen: Laminate counters; 220 volts in kitchen; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating; Central air; Ceiling fan(s); Programmable thermostat; Window/wall unit
• Interior features: Eat-in kitchen; No interior steps; Pantry; Full bath in primary bedroom; Separate shower and tub; Dual-pane windows with vinyl frames
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (12.1% below list).
• Recommended offer: $220k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Sun Lakes — 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 62/100 on livability (#135 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+; Watch: health & safety C-, cost of living D, amenities F.
• Chandler Unified District #80 (4242) (suburban): math 49% / reading 57% proficiency, ranked #31 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Anna Marie Jacobson Elementary School (math 61% / reading 71%, grade B+, #82 of 1,109 statewide, top 8%, 675 students, 22% FRL); Bogle Junior High School (math 43% / reading 52%, grade C-, #36 of 218 statewide, top 18%, 1,151 students, 26% FRL); Hamilton High School (math 52% / reading 49%, grade D+, #36 of 381 statewide, top 9%, 3,850 students, 18% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 349 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,658 (12.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.88% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $240,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25847 S Montana Ave	0.06mi	2/2.0	1,248 (0%)	3mo	$260,000	$208	95
25839 S Illinois Ave	0.11mi	2/2.0	1,248 (0%)	4mo	$160,000	$128	91
8905 E Indiana Ave	0.23mi	2/2.0	1,152 (-8%)	1mo	$222,500	$193	76
8943 E Ohio Ave	0.10mi	3/2.0 (+1)	1,362 (+9%)	2mo	$307,250	$226	73
9034 E Citrus Ln N	0.27mi	2/2.0	1,354 (+8%)	3mo	$223,400	$165	71
8929 E Sun Lakes Blvd S	0.49mi	2/2.0	1,272 (+2%)	4mo	$250,000	$197	70
25635 S Country Club Dr	0.26mi	2/2.0	1,368 (+10%)	2mo	$203,777	$149	70
9109 E Country Club Dr	0.38mi	2/2.0	1,162 (-7%)	4mo	$198,000	$170	68
9416 E Lakeside Dr	0.73mi	2/2.0	1,248 (0%)	3mo	$259,000	$208	63
9241 E Cactus Ln S	0.68mi	2/2.0	1,354 (+8%)	2mo	$274,900	$203	52
9015 E Citrus Ln S	0.48mi	2/2.0	1,430 (+15%)	2mo	$249,000	$174	52
9254 E Cactus Ln S	0.65mi	2/2.0	1,416 (+14%)	2mo	$220,000	$155	45

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 · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-38,431
• Equity at exit: $37,261

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-40,199
• Equity at exit: $21,607

Cash invested: $69,972 (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 85248

• Home prices YoY: -23.0%
• Rents YoY: 1.4%
• Active inventory: 349
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$104
• HOA: −$153
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $87

Break-even live

Break-even rent $2,086

Max offer price $249,900

Occupancy floor 91%

Sensitivity live

Price	-10% $229	-5% $158	+0% $87	+5% $17	+10% $-54
Rent	-10% $-86	-5% $1	+0% $87	+5% $174	+10% $261
Rate	-1.0pp $213	-0.5pp $151	base $87	+0.5pp $23	+1.0pp $-43

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9107 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1313	$3,900	$2.97	0d	1	0.22mi
9111 E Olive Ln N Sun Lakes, AZ	2.0	2.0	1251	$1,200	$0.96	26d	1	0.26mi
8934 E Minnesota Ave Sun Lakes, AZ	2.0	2.0	970	$1,950	$2.01	6d	1	0.27mi
8931 E Copper Valley Ln Sun Lakes, AZ	2.0	2.0	1012	$1,650	$1.63	45d	1	0.29mi
9348 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1480	$2,000	$1.35	16d	1	0.45mi
9022 E Citrus Ln S Sun Lakes, AZ	2.0	2.0	1162	$1,750	$1.51	20d	1	0.48mi
9334 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1236	$2,000	$1.62	6d	1	0.49mi
9119 E Citrus Ln S Sun Lakes, AZ	3.0	2.0	1440	$1,400	$0.97	14d	1	0.61mi
9554 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1348	$2,100	$1.56	26d	1	0.81mi
9647 E Palomino Pl Sun Lakes, AZ	2.0	2.0	1384	$1,900	$1.37	26d	1	0.93mi
9517 E Navajo Pl Sun Lakes, AZ	2.0	2.0	1324	$1,975	$1.49	45d	1	1.02mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,000	$2.17	0d	1	1.04mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,200	$2.31	12d	1	1.04mi
26646 S New Town Dr Sun Lakes, AZ	2.0	2.0	1373	$3,000	$2.18	2d	1	1.38mi
26621 S Lakemont Dr Sun Lakes, AZ	2.0	2.0	1300	$2,500	$1.92	26d	1	1.45mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: electricpoolgym

Listing history 44 events

1. 2026-06-21
   days on market $249,900 Active 24 DOM
2. 2026-06-18
   days on market $249,900 Active 21 DOM
3. 2026-06-17
   days on market $249,900 Active 20 DOM
4. 2026-06-16
   days on market $249,900 Active 19 DOM
5. 2026-06-15
   days on market $249,900 Active 18 DOM
6. 2026-06-13
   days on market $249,900 Active 16 DOM
7. 2026-06-13
   days on market $249,900 Active 15 DOM
8. 2026-06-09
   days on market $249,900 Active 12 DOM
9. 2026-06-08
   pricedays on market $249,900 Active 11 DOM
10. 2026-06-07
    days on market $259,900 Active 10 DOM
11. 2026-06-04
    days on market $259,900 Active 7 DOM
12. 2026-06-03
    days on market $259,900 Active 6 DOM
13. 2026-06-02
    days on market $259,900 Active 5 DOM
14. 2026-06-01
    days on market $259,900 Active 4 DOM
15. 2026-05-31
    days on market $259,900 Active 3 DOM
16. 2026-05-28
    listed $259,900 Active
17. 2023-11-29
    soldstatus $269,900
18. 2023-11-28
    soldstatus $269,900 Closed 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

19. 2023-11-08
    status Pending 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

20. 2023-11-01
    historical Under Contract Accepting Backups 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

21. 2023-10-30
    status Active 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

22. 2023-10-15
    historical Contract Contingent on Buyer Sale 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

23. 2023-10-12
    price $269,900 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

24. 2023-10-09
    status Active 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

25. 2023-09-27
    historical Under Contract Accepting Backups 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

26. 2023-09-14
    price $274,900 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

27. 2023-09-14
    listed $264,900 Active 817-char remark

    Show marketing remark (817 chars)

    Immaculate manufactured home in Sun Lakes Country Club. 4 seat golf cart included AS-IS w/ no value. New vinyl flooring in kit/laundry & guest bath, new microwave, dishwasher, washer/dryer (3 mos), 2nd frig in AZ rm included, new coat on roof, updated cabinets in baths & laundry, new drip system front/back, HOA approved block fence back yard, new gates w/1 golf cart access, new doors @ BR's/den, up-lighting landscape front & back, electric power to back patio, new toilet & bidet 2nd bath, sun screens & black out curtains in AZ rm. Seller offering 1 year Old Republic Home Warranty. Some furniture available for sale w/ separate written agreement. See full list of upgrades in documents. Enjoy the community pools, spas, fitness center, actives, restaurant, bars and of course fabulous golf.

28. 2020-04-30
    soldstatus $165,200 Closed 604-char remark

    Show marketing remark (604 chars)

    Well taken care of manufactured home in the beautiful Sun Lakes Country Club. This home features 2 bedrooms and 2 baths. Large master bedroom. Vaulted ceilings. AZ room on the east side for enjoying the AZ weather. Water heater replaced in 2019. Rare double wide carport. Storage shed and carport on the west side. This one has double pane windows as well. Don't miss your chance to be in Sun Lakes for under 200K. Enjoy the community pools, spas, fitness center, actives, restaurant and bars and of course the fabulous golf course. Make your appointment today. CHECK OUT THE VIRTUAL TOUR OF THIS HOME.

29. 2020-04-30
    soldstatus $165,200

    Show marketing remark (604 chars)

    Well taken care of manufactured home in the beautiful Sun Lakes Country Club. This home features 2 bedrooms and 2 baths. Large master bedroom. Vaulted ceilings. AZ room on the east side for enjoying the AZ weather. Water heater replaced in 2019. Rare double wide carport. Storage shed and carport on the west side. This one has double pane windows as well. Don't miss your chance to be in Sun Lakes for under 200K. Enjoy the community pools, spas, fitness center, actives, restaurant and bars and of course the fabulous golf course. Make your appointment today. CHECK OUT THE VIRTUAL TOUR OF THIS HOME.

30. 2020-04-16
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Well taken care of manufactured home in the beautiful Sun Lakes Country Club. This home features 2 bedrooms and 2 baths. Large master bedroom. Vaulted ceilings. AZ room on the east side for enjoying the AZ weather. Water heater replaced in 2019. Rare double wide carport. Storage shed and carport on the west side. This one has double pane windows as well. Don't miss your chance to be in Sun Lakes for under 200K. Enjoy the community pools, spas, fitness center, actives, restaurant and bars and of course the fabulous golf course. Make your appointment today. CHECK OUT THE VIRTUAL TOUR OF THIS HOME.

31. 2020-03-17
    price $174,900 604-char remark

    Show marketing remark (604 chars)

    Well taken care of manufactured home in the beautiful Sun Lakes Country Club. This home features 2 bedrooms and 2 baths. Large master bedroom. Vaulted ceilings. AZ room on the east side for enjoying the AZ weather. Water heater replaced in 2019. Rare double wide carport. Storage shed and carport on the west side. This one has double pane windows as well. Don't miss your chance to be in Sun Lakes for under 200K. Enjoy the community pools, spas, fitness center, actives, restaurant and bars and of course the fabulous golf course. Make your appointment today. CHECK OUT THE VIRTUAL TOUR OF THIS HOME.

32. 2020-03-15
    price $179,900 604-char remark

    Show marketing remark (604 chars)

    Well taken care of manufactured home in the beautiful Sun Lakes Country Club. This home features 2 bedrooms and 2 baths. Large master bedroom. Vaulted ceilings. AZ room on the east side for enjoying the AZ weather. Water heater replaced in 2019. Rare double wide carport. Storage shed and carport on the west side. This one has double pane windows as well. Don't miss your chance to be in Sun Lakes for under 200K. Enjoy the community pools, spas, fitness center, actives, restaurant and bars and of course the fabulous golf course. Make your appointment today. CHECK OUT THE VIRTUAL TOUR OF THIS HOME.

33. 2020-03-06
    listed $184,900 Active 604-char remark

    Show marketing remark (604 chars)

    Well taken care of manufactured home in the beautiful Sun Lakes Country Club. This home features 2 bedrooms and 2 baths. Large master bedroom. Vaulted ceilings. AZ room on the east side for enjoying the AZ weather. Water heater replaced in 2019. Rare double wide carport. Storage shed and carport on the west side. This one has double pane windows as well. Don't miss your chance to be in Sun Lakes for under 200K. Enjoy the community pools, spas, fitness center, actives, restaurant and bars and of course the fabulous golf course. Make your appointment today. CHECK OUT THE VIRTUAL TOUR OF THIS HOME.

34. 2019-12-11
    soldstatus $139,000 Closed
35. 2019-12-11
    soldstatus $139,000
36. 2019-10-25
    status Pending
37. 2019-10-20
    listed $139,000 Active
38. 2014-01-06
    soldstatus $86,000 Closed
39. 2013-12-18
    soldstatus $86,000
40. 2013-11-05
    status Pending
41. 2013-10-24
    listed $86,000 Active
42. 1985-04-09
    soldstatus $8,095
43. 1985-04-09
    soldstatus $8,095
44. 1984-12-07
    soldstatus $545,340

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $964 · $80/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$685/yr (+$57/mo · 71.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone D · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 12 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: $26,359
• − Mortgage interest: −$13,998
• − Property taxes: −$964
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$1,836
• − Depreciation: −$7,270
• Taxable loss: −$3,177
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $1,810/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: Chandler Unified District #80 (4242)
• NCES district ID: 0401870
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $74,048
• Composite: 47.54/100
• National rank: #2268
• State rank: #31 of 249 in AZ

Livability — Sun Lakes

• Score: 62/100
• State rank: #135
• US rank: #16572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Lakes, AZ
• County: Maricopa County · 4,537,380 people
• City population: 37,461
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 37,095
• Household income: $94,495
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1107.0

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 (70%)
• Race & ethnicity: White 70% Asian 13% Hispanic / Latino 8% Two or more races 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Portuguese 3% Romanian 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 3% Other Indo-European 3%

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: ▼ -79.23%
• Current HPI: 265.2743
• Rent YoY: ▲ 1.40%
• 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

-52.3% since first listed

29 events — show timeline

• 2026-05-28 Listed $259,900 ARMLS
• 2023-11-29 Sold (Public Records) $269,900 Public Records
• 2023-11-28 Sold (MLS) $269,900 ARMLS
• 2023-11-08 Pending — ARMLS
• 2023-11-01 Contingent — ARMLS
• 2023-10-30 Relisted — ARMLS
• 2023-10-15 Contingent — ARMLS
• 2023-10-12 Price Changed $269,900 ARMLS
• 2023-10-09 Relisted — ARMLS
• 2023-09-27 Contingent — ARMLS
• 2023-09-14 Price Changed $274,900 ARMLS
• 2023-09-14 Listed $264,900 ARMLS
• 2020-04-30 Sold (Public Records) $165,200 Public Records
• 2020-04-30 Sold (MLS) $165,200 ARMLS
• 2020-04-16 Pending — ARMLS
• 2020-03-17 Price Changed $174,900 ARMLS
• 2020-03-15 Price Changed $179,900 ARMLS
• 2020-03-06 Listed $184,900 ARMLS
• 2019-12-11 Sold (Public Records) $139,000 Public Records
• 2019-12-11 Sold (MLS) $139,000 ARMLS
• 2019-10-25 Pending — ARMLS
• 2019-10-20 Listed $139,000 ARMLS
• 2014-01-06 Sold (MLS) $86,000 ARMLS
• 2013-12-18 Sold (Public Records) $86,000 Public Records
• 2013-11-05 Pending — ARMLS
• 2013-10-24 Listed $86,000 ARMLS
• 1985-04-09 Sold (Public Records) $8,095 Public Records
• 1985-04-09 Sold (Public Records) $8,095 Public Records
• 1984-12-07 Sold (Public Records) $545,340 Public Records

Property tax history

+2.2%/yr

Latest (2025): $964 · +1.7% YoY. Source: county tax records.