10701 N 99th Ave #17 · Peoria, AZ 85345

$49,000

1 bd · 1.0 ba · 700 sqft · Manufactured · 255 Days on market

Built 1969 Good condition $70/sqft · 158% above area

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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
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 1 bedroom 1 bath home, must see! Brand new appliances, new roof, new flooring, Great location, close to amenities and entrance. 55+ community.

Key facts

• Brand new appliances
• New flooring
• Great location

Tags

• BRAND NEW APPLIANCES
• NEW ROOF
• NEW FLOORING
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 2.54% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.31%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $19,000
• List price: $49,000
• Delta: 157.89%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10701 N 99th Ave #7	0.03mi	1/1.0	672 (-4%)	20mo	$27,450	$41	75
10701 N 99th Ave #65	0.14mi	2/2.0 (+1)	796 (+14%)	5mo	$55,000	$69	57
10701 N 99 Ave #128	0.03mi	2/2.0 (+1)	792 (+13%)	17mo	$39,500	$50	53
10701 N 99th Ave #90	0.03mi	2/2.0 (+1)	796 (+14%)	16mo	$45,500	$57	53

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: 52.0%
• Equity multiple: 3.20×
• Total profit: $30,174
• Equity at exit: $7,306

10-year hold

• IRR: 56.3%
• Equity multiple: 5.94×
• Total profit: $67,770
• Equity at exit: $4,237

Cash invested: $13,720 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $644

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,250	$1.24	1d	10	1.12mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,199	$1.41	2d	9	1.14mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,324	$2.35	3d	14	1.24mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,009	$1.21	2d	19	1.38mi
10860 N 85th Ave Apt 58 Peoria, AZ	1.0	1.0	480	$1,049	$2.19	4d	1	1.44mi
10860 N 85th Ave Unit 55 Peoria, AZ	1.0	1.0	480	$1,075	$2.24	22d	1	1.44mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,049	$1.67	3d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $49,000 Active 255 DOM
2. 2026-06-17
   days on market $49,000 Active 254 DOM
3. 2026-06-16
   days on market $49,000 Active 253 DOM
4. 2026-06-15
   days on market $49,000 Active 252 DOM
5. 2026-06-13
   days on market $49,000 Active 250 DOM
6. 2026-06-13
   days on market $49,000 Active 249 DOM
7. 2026-06-09
   days on market $49,000 Active 246 DOM
8. 2026-06-08
   days on market $49,000 Active 245 DOM
9. 2026-06-07
   days on market $49,000 Active 244 DOM
10. 2026-06-04
    days on market $49,000 Active 241 DOM
11. 2026-06-03
    days on market $49,000 Active 240 DOM
12. 2026-06-02
    days on market $49,000 Active 239 DOM
13. 2026-06-01
    days on market $49,000 Active 238 DOM
14. 2026-05-31
    days on market $49,000 Active 237 DOM
15. 2025-10-06
    listed $49,000 Active 150-char remark

    Show marketing remark (150 chars)

    Updated 1 bedroom 1 bath home, must see! Brand new appliances, new roof, new flooring, Great location, close to amenities and entrance. 55+ community.

ⓘ 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 7 d/yr ≥113°F today · 17 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: $14,923
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$1,425
• Taxable income: $7,385
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $5,953/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 · 7 photos

Good 75/100 Cosmetic rehab

This 1-bedroom 1-bath manufactured home is in good condition with recent updates, including new appliances, flooring, and roof. It's located in a 55+ community with great amenities and a good location.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add a small garden or planter box — Enhances curb appeal and value.
• Both Install a small outdoor lighting fixture — Enhances curb appeal and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add a small garden or planter box — Enhances curb appeal and value. ↑
• Both Install a small outdoor lighting fixture — Enhances curb appeal and value. ↑

ⓘ 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

1 event — show timeline

• 2025-10-06 Listed $49,000 ARMLS