10950 W Union Hills Dr #2415 · Peoria, AZ 85373

$89,900

1 bd · 1.0 ba · 700 sqft · Manufactured · 55 Days on market

Manufactured home Built 2005 Good condition $128/sqft · 16% below area Est $107k · 16% under ↓ 10% 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 +24.4/30.0
• ARV discount +14.6/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.7

Listing remarks

Tucked within the welcoming, resort-style community of Paradise RV Resort, this thoughtfully cared-for home offers the perfect blend of comfort, charm, and peace of mind. From the moment you arrive, you can sense that this is a home where every improvement was made with intention--no shortcuts, just quality upgrades designed to make everyday living easy and enjoyable. You're immediately greeted by modern wood-plank style laminate flooring throughout the home. NO carpet! The kitchen has been beautifully updated to feel both stylish and functional. Quartz countertops complemented by painted cabinets, tile backsplash, and ceramic sink that adds a fresh, modern touch.

Key facts

• Quartz countertops
• Painted cabinets
• Updated kitchen

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• PAINTED CABINETS
• TILE BACKSPLASH
• CERAMIC SINK
• STYLISH SLIDING BARN DOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: Parkridge Elementary (math 52% / reading 52%, grade C-, #243 of 1,109 statewide, top 23%, 886 students, 30% FRL); Sunrise Mountain High School (math 43% / reading 41%, grade F, #67 of 381 statewide, top 17%, 2,018 students, 15% FRL).
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $106,672
• List price: $89,900
• Delta: -10.94%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12123 W Bell Rd #337	1.89mi	2/1.0 (+1)	693 (-1%)	6mo	$140,000	$202	53
12123 W Bell Rd #211	1.86mi	1/1.0	600 (-14%)	2mo	$115,000	$192	40
12123 W Bell Rd #339	1.89mi	1/1.0	576 (-18%)	4mo	$146,000	$253	37
12123 W Bell Rd #138	1.89mi	1/1.0	576 (-18%)	4mo	$135,000	$234	37
12221 W Bell Rd #209	2.06mi	1/1.0	560 (-20%)	4mo	$82,000	$146	36
12221 W Bell Rd #212	2.06mi	1/1.0	560 (-20%)	5mo	$125,000	$223	36
12221 W Bell Rd #162	2.06mi	1/1.0	560 (-20%)	5mo	$129,000	$230	36
12221 W Bell Rd #278	2.06mi	1/1.0	560 (-20%)	6mo	$134,000	$239	35
12123 W Bell Rd #111	1.86mi	1/1.0	576 (-18%)	7mo	$149,900	$260	34
16940 N Briarwood Dr	1.37mi	2/2.0 (+1)	883 (+26%)	2mo	$200,000	$227	30
11355 W Crestbrook Dr	1.41mi	2/1.0 (+1)	883 (+26%)	7mo	$310,000	$351	29
18723 N 92nd Dr	2.15mi	2/2.0 (+1)	909 (+30%)	2mo	$235,000	$259	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-2,927
• Equity at exit: $13,404

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $12,483
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $165,000 ($229/sqft)
• Median days on market: 70 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -33.5% vs current asking $/sqft

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

ZIP-level market 85373

• Active inventory: 68
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $183

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 77%

Sensitivity live

Price	-10% $245	-5% $214	+0% $183	+5% $151	+10% $120
Rent	-10% $102	-5% $142	+0% $183	+5% $223	+10% $263
Rate	-1.0pp $228	-0.5pp $205	base $183	+0.5pp $159	+1.0pp $136

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10134 W Mohawk Ln Peoria, AZ	2.0	1.0–2.0	827	$1,149	$1.39	93d	1	1.47mi

Property features AI

Finance

• Other: Community offers pickleball courts
• Financial info: Land lease: $8,600 annually
• HOA & community: Community pool and heated spaPickleball and tennis courtsFitness centerBiking/walking pathsCommunity media roomCommunity laundry and coin-op laundryWater included in association feesLand lease (annual amount)

Exterior

• Parking: Two covered parking spacesTwo carport spaces
• Security: Gated community with guarded entryOn-site security guard
• Utilities: Private sewerPrivate water company
• Home design: Manufactured/mobile homeLeasehold propertyAsphalt road access
• Construction: Steel frame constructionFoam/metal/other roofing
• Exterior features: Gravel/stone front yardGravel/stone backyardPrivate-maintained road

Interior

• Kitchen: Built-in microwaveRefrigeratorDishwasherGarbage disposal
• Bedrooms: One possible bedroom
• Flooring: LaminateTile
• Bathrooms: One full bathroom
• Heating & cooling: Electric heatingCentral air conditioningCeiling fansProgrammable thermostat
• Interior features: High-speed internet availableFurnished (see remarks)No interior stepsVaulted ceilingsSkylightsDual-pane windowsAccessible approach with ramp
• Laundry & utility: Laundry inside the home

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 55 DOM
2. 2026-08-06
   days on market $89,900 Active 53 DOM
3. 2026-08-05
   days on market $89,900 Active 52 DOM
4. 2026-08-04
   days on market $89,900 Active 51 DOM
5. 2026-08-03
   days on market $89,900 Active 50 DOM
6. 2026-07-31
   days on market $89,900 Active 47 DOM
7. 2026-07-30
   days on market $89,900 Active 45 DOM
8. 2026-07-28
   days on market $89,900 Active 44 DOM
9. 2026-07-26
   days on market $89,900 Active 42 DOM
10. 2026-07-24
    days on market $89,900 Active 40 DOM
11. 2026-07-23
    days on market $89,900 Active 39 DOM
12. 2026-07-22
    days on market $89,900 Active 38 DOM
13. 2026-07-21
    days on market $89,900 Active 37 DOM
14. 2026-07-20
    days on market $89,900 Active 36 DOM
15. 2026-07-18
    days on market $89,900 Active 34 DOM
16. 2026-07-18
    days on market $89,900 Active 33 DOM
17. 2026-07-16
    days on market $89,900 Active 32 DOM
18. 2026-07-15
    days on market $89,900 Active 31 DOM
19. 2026-07-14
    days on market $89,900 Active 30 DOM
20. 2026-07-13
    days on market $89,900 Active 29 DOM
21. 2026-07-13
    days on market $89,900 Active 28 DOM
22. 2026-07-11
    days on market $89,900 Active 27 DOM
23. 2026-07-10
    days on market $89,900 Active 26 DOM
24. 2026-07-09
    days on market $89,900 Active 25 DOM
25. 2026-07-07
    days on market $89,900 Active 23 DOM
26. 2026-07-06
    days on market $89,900 Active 22 DOM
27. 2026-07-06
    days on market $89,900 Active 21 DOM
28. 2026-07-05
    days on market $89,900 Active 20 DOM
29. 2026-07-03
    days on market $89,900 Active 19 DOM
30. 2026-07-02
    days on market $89,900 Active 18 DOM
31. 2026-07-01
    days on market $89,900 Active 17 DOM
32. 2026-06-30
    days on market $89,900 Active 16 DOM
33. 2026-06-29
    days on market $89,900 Active 15 DOM
34. 2026-06-28
    days on market $89,900 Active 14 DOM
35. 2026-06-27
    days on market $89,900 Active 13 DOM
36. 2026-06-26
    days on market $89,900 Active 12 DOM
37. 2026-06-24
    days on market $89,900 Active 10 DOM
38. 2026-06-22
    days on market $89,900 Active 8 DOM
39. 2026-06-21
    days on market $89,900 Active 7 DOM
40. 2026-06-18
    days on market $89,900 Active 4 DOM
41. 2026-06-17
    days on market $89,900 Active 3 DOM
42. 2026-06-16
    days on market $89,900 Active 2 DOM
43. 2026-06-15
    pricedays on marketlisting id $89,900 Active 1 DOM
44. 2026-06-04
    days on market $94,999 Active 79 DOM
45. 2026-06-03
    days on market $94,999 Active 78 DOM
46. 2026-06-02
    days on market $94,999 Active 77 DOM
47. 2026-06-01
    days on market $94,999 Active 76 DOM
48. 2026-05-31
    days on market $94,999 Active 75 DOM
49. 2026-05-15
    price $94,999 1704-char remark
50. 2026-03-18
    listed $99,999 Active 1704-char remark

ⓘ 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: $12,210
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,615
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,997/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 80/100 Cosmetic rehab Est. rehab $3,500–$10,500 screening

This well-maintained, updated manufactured home in a resort-style community offers a blend of comfort and charm. It is ready for immediate occupancy and can be further enhanced with exterior painting and window cleaning to boost its value.

Value-add opportunities

• Both paint exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both clean windows — Improves natural light and can increase both resale and rental value ↑

ⓘ 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 47/100

Zoned Schools

Elementary Parkridge Elementary C- AZ #243/1,109 Nat'l #11,263/41,679 High Sunrise Mountain High School F AZ #67/381 Nat'l #7,572/17,239

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

B Composite livability gradescore 76/100

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 · 4,979,203 people
• City population: 206,687
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 20,254
• Household income: $72,063
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 12% 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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Arabic 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: ▼ -327.80%
• Current HPI: 261.3749
• Rent YoY: —
• 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

Property features AI

Finance

• Other: Community offers pickleball courts
• Financial info: Land lease: $8,600 annually
• HOA & community: Community pool and heated spaPickleball and tennis courtsFitness centerBiking/walking pathsCommunity media roomCommunity laundry and coin-op laundryWater included in association feesLand lease (annual amount)

Exterior

• Parking: Two covered parking spacesTwo carport spaces
• Security: Gated community with guarded entryOn-site security guard
• Utilities: Private sewerPrivate water company
• Home design: Manufactured/mobile homeLeasehold propertyAsphalt road access
• Construction: Steel frame constructionFoam/metal/other roofing
• Exterior features: Gravel/stone front yardGravel/stone backyardPrivate-maintained road

Interior

• Kitchen: Built-in microwaveRefrigeratorDishwasherGarbage disposal
• Bedrooms: One possible bedroom
• Flooring: LaminateTile
• Bathrooms: One full bathroom
• Heating & cooling: Electric heatingCentral air conditioningCeiling fansProgrammable thermostat
• Interior features: High-speed internet availableFurnished (see remarks)No interior stepsVaulted ceilingsSkylightsDual-pane windowsAccessible approach with ramp
• Laundry & utility: Laundry inside the home

Price history

-10.1% since first listed

4 events — show timeline

• 2026-06-14 Listed $89,900 ARMLS
• 2026-06-06 Listing Removed — ARMLS
• 2026-05-15 Price Changed $94,999 ARMLS
• 2026-03-18 Listed $99,999 ARMLS