10201 N 99th Ave Unit 28A · Peoria, AZ 85345

$59,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 106 Days on market

Built 1971 Good condition $53/sqft · 11% above area Est $53k · 11% over ↓ 53% 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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

Key facts

• Gated community
• Dog door off den
• Heated pool and spa

Tags

• UPDATED KITCHEN CABINETS
• FULLY FENCED BACK YARD
• DOG DOOR OFF DEN
• RARE 1 CAR EXTENDED GARAGE
• GATED COMMUNITY
• HEATED POOL AND SPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (30%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.00% ✓
• Cap rate: 26.48%
• Cash-on-cash: 72.10%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $52,966
• List price: $59,000
• Delta: 11.39%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 N 99th Ave #127	0.00mi	2/2.0	1,040 (-7%)	12mo	$78,000	$75	78
10201 N 99th Ave #166	0.00mi	3/2.0 (+1)	1,248 (+11%)	8mo	$55,000	$44	69
10701 N 99th Ave #159	0.42mi	2/2.0	1,040 (-7%)	3mo	$22,000	$21	66
10701 N 99th Ave #136	0.42mi	2/2.0	1,020 (-9%)	6mo	$55,000	$54	61
10701 N 99th Ave #124	0.42mi	2/2.0	1,056 (-6%)	13mo	$58,000	$55	60
11275 N 99th Ave #215	0.57mi	2/2.0	1,066 (-5%)	7mo	$262,000	$246	59
10701 N 99th Ave #254	0.42mi	2/2.0	1,200 (+7%)	12mo	$43,000	$36	59
10701 N 99th Ave #63	0.49mi	2/1.5	1,032 (-8%)	7mo	$25,000	$24	56
11275 N 99th Ave #10	0.73mi	2/2.0	1,066 (-5%)	7mo	$250,000	$235	52
10701 N 99th Ave #115	0.42mi	3/2.0 (+1)	1,248 (+11%)	11mo	$82,900	$66	47
11275 N 99th Ave #7	0.73mi	3/2.0 (+1)	1,061 (-5%)	14mo	$240,000	$226	41
11275 N 99th Ave #118	0.66mi	3/2.0 (+1)	1,273 (+14%)	2mo	$265,000	$208	39

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: 69.1%
• Equity multiple: 4.00×
• Total profit: $49,540
• Equity at exit: $8,797

10-year hold

• IRR: 72.4%
• Equity multiple: 7.56×
• Total profit: $108,432
• Equity at exit: $5,101

Cash invested: $16,520 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $993

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 39%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.25mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.39mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.42mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.42mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	0.46mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.49mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.55mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	0.67mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	0.71mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.71mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	2d	9	0.79mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	0.96mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	1.07mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	1.11mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	1.15mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	1.15mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	24d	1	1.19mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	44d	1	1.23mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	1.25mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.32mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	44d	1	1.33mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	17d	1	1.33mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.36mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.36mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	1.39mi
10319 W Oakmont Dr Sun City, AZ	2.0	2.0	1274	$2,900	$2.28	24d	1	1.46mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	44d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $59,000 Active 106 DOM
2. 2026-06-17
   days on market $59,000 Active 105 DOM
3. 2026-06-16
   days on market $59,000 Active 104 DOM
4. 2026-06-15
   days on market $59,000 Active 103 DOM
5. 2026-06-13
   days on market $59,000 Active 101 DOM
6. 2026-06-13
   pricedays on market $59,000 Active 100 DOM
7. 2026-06-09
   days on market $64,000 Active 97 DOM
8. 2026-06-08
   days on market $64,000 Active 96 DOM
9. 2026-06-07
   days on market $64,000 Active 95 DOM
10. 2026-06-04
    days on market $64,000 Active 92 DOM
11. 2026-06-03
    days on market $64,000 Active 91 DOM
12. 2026-06-02
    days on market $64,000 Active 90 DOM
13. 2026-06-01
    days on market $64,000 Active 89 DOM
14. 2026-05-31
    days on market $64,000 Active 88 DOM
15. 2026-05-16
    price $64,000 671-char remark

    Show marketing remark (671 chars)

    ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

16. 2026-05-05
    price $69,000 671-char remark

    Show marketing remark (671 chars)

    ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

17. 2026-04-26
    price $75,000 671-char remark

    Show marketing remark (671 chars)

    ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

18. 2026-04-15
    price $77,000 671-char remark

    Show marketing remark (671 chars)

    ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

19. 2026-03-23
    price $80,000 671-char remark

    Show marketing remark (671 chars)

    ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

20. 2026-03-04
    listed $84,000 Active 671-char remark

    Show marketing remark (671 chars)

    ON LEASED LAND: Absolutely beautiful updated 2 bedroom 2 bath ground set mfg home. Extra square footage in enclosed arizona room not included in list sqft. All updated with drywall, dual pane windows, ceiling fans, kitchen cabinets. Large extended kitchen into dining area. Tons of storage. All appliances connvey including a 2 in 1 washer dryer combo. Enjoy the outdoors in your fully fenced back yard for privacy. Even a dog door off the den area. Rare 1 car extended garage . Located in a 55 plus age restricted gated community. Activities include pickleball, card games and more. Even a dog park for your fur babies. Heated pool and spa recently updated.

21. 2025-01-23
    soldstatus $70,000 Closed 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

22. 2025-01-15
    status Pending 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

23. 2025-01-07
    price $105,000 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

24. 2024-12-09
    price $114,000 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

25. 2024-10-29
    price $119,999 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

26. 2024-10-17
    price $129,999 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

27. 2024-09-23
    listed $135,000 Active 829-char remark

    Show marketing remark (829 chars)

    ON LEASED LAND: MOTIVATED SELLER Look at this absolutely stunning updated 2 bedroom 2 bath mfg home. 1120 sqft but has an enclosed arizona room for added sqft not included in main home sqft. Home has been updated with drywall. Flooring, ac, roof, bathrooms all updated as well. Newer LG all in one washer dryer. Wow factor starts as soon as you enter the breezeway and continues throughout the home. Luxurious backyard fully fenced a perfect place to enjoy outdoors. 2 relaxing patios, Even a beautiful sitting area outside the primary bedroom. Rare find with a 1 car garage as well, additional parking for 2 vehicles. Community is going thru major updates. New pool, spa, bocce ball, pickleball, updated rec center. Located in a 55 plus age restricted gated resort style communi New LG wash combo all in one.

28. 2022-08-31
    soldstatus $120,000 Closed
29. 2022-06-28
    historical Contract Contingent on Buyer Sale
30. 2022-06-21
    listed $135,000 Active

ⓘ 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: $21,271
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$1,716
• Taxable income: $11,667
• Est. tax owed @ 24.0%: −$2,800
• After-tax cash flow: $9,111/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 · 13 photos

Good 80/100 Cosmetic rehab

This updated manufactured home is in good condition with recent updates to the kitchen and bathrooms. It's located in a gated community with amenities, making it a good investment for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim landscaping — improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental appeal ↑

ⓘ 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

-52.6% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $64,000 ARMLS
• 2026-05-05 Price Changed $69,000 ARMLS
• 2026-04-26 Price Changed $75,000 ARMLS
• 2026-04-15 Price Changed $77,000 ARMLS
• 2026-03-23 Price Changed $80,000 ARMLS
• 2026-03-04 Listed $84,000 ARMLS
• 2025-01-23 Sold (MLS) $70,000 ARMLS
• 2025-01-15 Pending — ARMLS
• 2025-01-07 Price Changed $105,000 ARMLS
• 2024-12-09 Price Changed $114,000 ARMLS
• 2024-10-29 Price Changed $119,999 ARMLS
• 2024-10-17 Price Changed $129,999 ARMLS
• 2024-09-23 Listed $135,000 ARMLS
• 2022-08-31 Sold (MLS) $120,000 ARMLS
• 2022-06-28 Contingent — ARMLS
• 2022-06-21 Listed $135,000 ARMLS