10201 N 99th Ave Unit A7 · Peoria, AZ 85345

$29,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 5 Days on market

Built 1971 Est $32k · 9% under ↓ 33% 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 +15.0/30.0
• ARV discount +11.7/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 2 bedroom 1 bath with 1 car garage and fully enclosed arizona room (not included in sqft) is in a gated 55 plus age restricted community. Land lease only $463 per month!!. Large covered patio , storage shed.

Key facts

• Upgraded water lines
• Fenced backyard
• Dual pane windows

Tags

• ENCLOSED ARIZONA ROOM
• FENCED BACKYARD
• UPGRADED WATER LINES
• DUAL PANE WINDOWS
• LAUNDRY LOCATED INSIDE
• GATED RESORT STYLE COMMUNITY

Property features AI

Finance

• HOA & community: Monthly land lease ($980); Association covers grounds maintenance, street maintenance and trash; Gated community; Community pool; Community spa (heated); Community media room; Fitness center; Pickleball courts; Biking/walking paths

Exterior

• Parking: 1 covered parking space; 2 open parking spaces; 1 garage space
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Vinyl siding; Wood frame construction; Other roof type
• Exterior features: Private yard; Shed(s); Gravel/stone front; Gravel/stone back

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Pantry; Laminate counters
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; No interior steps; Pantry; Laminate counters; Dual-pane windows; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Cap rate 48.8% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 5.35% ✓
• Cap rate: 48.76%
• Cash-on-cash: 151.65%
• DSCR: 7.75
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $31,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 N 99th Ave #137	0.00mi	2/1.0	840 (+8%)	13mo	$48,000	$57	76
10701 N 99th Ave #65	0.31mi	2/2.0	796 (+2%)	5mo	$55,000	$69	74
10201 N 99th Ave Unit 49B	0.06mi	2/2.0	896 (+15%)	0mo	$19,000	$21	68
10701 N 99th Ave #178	0.42mi	2/1.0	840 (+8%)	0mo	$15,000	$18	68
10201 N 99th Ave Unit 135F	0.00mi	2/2.0	896 (+15%)	6mo	$17,500	$20	66
10201 N 99th Ave #49	0.00mi	2/1.8	896 (+15%)	10mo	$19,000	$21	63
10201 N 99th Ave #44	0.06mi	2/2.0	896 (+15%)	6mo	$28,500	$32	63
10701 N 99 Ave #128	0.42mi	2/2.0	792 (+2%)	17mo	$39,500	$50	60
10701 N 99th Ave #90	0.42mi	2/2.0	796 (+2%)	16mo	$45,500	$57	60
10701 N 99th Ave #101	0.42mi	1/1.0 (-1)	880 (+13%)	13mo	$23,900	$27	44
10701 N 99th Ave #7	0.42mi	1/1.0 (-1)	672 (-14%)	20mo	$27,450	$41	36
10701 N 99th Ave #259	0.41mi	2/2.0	896 (+15%)	20mo	$46,500	$52	35

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: —
• Equity multiple: 8.03×
• Total profit: $57,051
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 15.74×
• Total profit: $119,724
• Equity at exit: $2,507

Cash invested: $8,120 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $1,026

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 29%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 11 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
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
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	1.25mi
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
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	3d	14	1.40mi

Listing history 5 events

1. 2026-06-18
   days on market $29,000 Active 5 DOM
2. 2026-06-17
   days on market $29,000 Active 4 DOM
3. 2026-06-16
   days on market $29,000 Active 3 DOM
4. 2026-06-15
   remarks 439-char remark
5. 2026-06-15
   listed $29,000 Active 2 DOM

ⓘ 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: $18,632
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$844
• Taxable income: $12,603
• Est. tax owed @ 24.0%: −$3,025
• After-tax cash flow: $9,290/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: 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

-32.6% since first listed

12 events — show timeline

• 2026-06-13 Listed $29,000 ARMLS
• 2022-02-24 Pending — ARMLS
• 2022-02-24 Sold (MLS) $38,000 ARMLS
• 2022-02-10 Relisted — ARMLS
• 2022-02-05 Contingent — ARMLS
• 2022-02-03 Relisted — ARMLS
• 2022-01-31 Contingent — ARMLS
• 2022-01-31 Relisted — ARMLS
• 2022-01-31 Contingent — ARMLS
• 2022-01-29 Relisted — ARMLS
• 2022-01-20 Contingent — ARMLS
• 2021-12-30 Listed $43,000 ARMLS