11100 W Alsdorf Rd #66 · Arizona City, AZ 85123

$64,900

2 bd · 2.0 ba · 812 sqft · Manufactured · 310 Days on market

Built 2023 ↓ 19% 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
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.3/10.0

Listing remarks

Experience ''like new'' living in this never-lived-in 2023 Cavco 2-bedroom, 2-bath manufactured home in the desirable 55+ Roadrunner Estates in Arizona City, AZ. Enjoy an open-concept layout with luxury vinyl floors, 9' flat ceilings, dual-pane low-E windows, & a split bedroom design for privacy. The kitchen offers a gas range, & refrigerator, while the primary suite features a step-in shower. Outdoors, find a high-profile carport, a matching storage shed, & low-maintenance landscaping. Located on a cul-de-sac with space between homes, residents enjoy a pool, & dog area. Land lease of $550/month covers water, sewer, trash, & common area maintenance. Ideal for retire

Key facts

• Split bedroom design
• Refrigerator
• Luxury vinyl floors

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL FLOORS
• DUAL-PANE LOW-E WINDOWS
• SPLIT BEDROOM DESIGN
• GAS RANGE
• REFRIGERATOR

Property features AI

Finance

• HOA & community: Land lease of $550 per month; Association fees include sewer, grounds maintenance, street maintenance, trash, and water; Community pool

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Composition roof
• Exterior features: Dirt front yard; Dirt back yard; Private maintained road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; 9+ foot flat ceilings; Master bathroom with 3/4 bath configuration; Low-emissivity dual-pane windows; Storage
• Laundry & utility: Laundry details available in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.2% in Arizona City — 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 56/100 on livability (#246 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime D-.
• Casa Grande Union High School District (4453) (suburban): math 14% / reading 21% proficiency, ranked #193 of 249 in AZ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.76% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $29,232
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11100 W Alsdorf Rd #14	0.00mi	2/1.0	784 (-3%)	15mo	$28,000	$36	78
11100 W Alsdorf Rd Rd #33	0.00mi	2/1.0	840 (+3%)	18mo	$37,000	$44	75
11100 W Alsdorf Rd #40	0.02mi	2/1.0	728 (-10%)	6mo	$19,000	$26	72
11100 W Alsdorf Rd #13	0.00mi	2/1.5	720 (-11%)	17mo	$11,000	$15	65
11100 W Alsdorf Rd #59	0.00mi	2/2.0	928 (+14%)	15mo	$54,000	$58	64

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $18,295
• Equity at exit: $9,677

10-year hold

• IRR: 32.2%
• Equity multiple: 3.92×
• Total profit: $53,078
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

ZIP-level market 85123

• Home prices YoY: -3.2%
• Active inventory: 311
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $452

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 55%

Sensitivity live

Price	-10% $497	-5% $475	+0% $452	+5% $430	+10% $407
Rent	-10% $362	-5% $407	+0% $452	+5% $497	+10% $542
Rate	-1.0pp $485	-0.5pp $469	base $452	+0.5pp $435	+1.0pp $418

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14010 S Amado Blvd Unit 212 (216) Arizona City, AZ	1.0	1.0	560	$1,225	$2.19	2d	1	0.40mi
9975 W Lynx Dr Unit D Arizona City, AZ	2.0	1.0	816	$925	$1.13	13d	1	0.72mi
15588 S Yava Rd Unit b Arizona City, AZ	2.0	1.0	800	$1,099	$1.37	2d	1	1.15mi
15636 S Yava Rd Unit B Arizona City, AZ	2.0	1.0	800	$875	$1.09	2d	1	1.17mi

Listing history 20 events

1. 2026-06-21
   days on market $64,900 Active 310 DOM
2. 2026-06-18
   days on market $64,900 Active 307 DOM
3. 2026-06-17
   days on market $64,900 Active 306 DOM
4. 2026-06-16
   days on market $64,900 Active 305 DOM
5. 2026-06-15
   days on market $64,900 Active 304 DOM
6. 2026-06-13
   days on market $64,900 Active 302 DOM
7. 2026-06-13
   days on market $64,900 Active 301 DOM
8. 2026-06-09
   days on market $64,900 Active 298 DOM
9. 2026-06-08
   days on market $64,900 Active 297 DOM
10. 2026-06-07
    days on market $64,900 Active 296 DOM
11. 2026-06-04
    days on market $64,900 Active 293 DOM
12. 2026-06-03
    days on market $64,900 Active 292 DOM
13. 2026-06-02
    days on market $64,900 Active 291 DOM
14. 2026-06-01
    days on market $64,900 Active 290 DOM
15. 2026-05-31
    days on market $64,900 Active 289 DOM
16. 2026-01-28
    price $64,900
17. 2025-08-18
    price $69,800
18. 2025-08-15
    listed $68,900 Active
19. 2024-08-16
    historical
20. 2024-06-15
    listed $79,900 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 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: $13,680
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,888
• Taxable income: $4,670
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $4,304/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: Casa Grande Union High School District (4453)
• NCES district ID: 0401740
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $45,373
• Composite: 15.38/100
• National rank: #9319
• State rank: #193 of 249 in AZ

Livability — Arizona City

• Score: 56/100
• State rank: #246
• US rank: #22768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arizona City, AZ
• County: Pinal County · 399,947 people
• City population: 10,003
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,003
• Household income: $69,137
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 172.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 23% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Italian 2% Scottish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.30%
• Current HPI: 283.5405
• Rent YoY: —
• 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

-18.8% since first listed

5 events — show timeline

• 2026-01-28 Price Changed $64,900 ARMLS
• 2025-08-18 Price Changed $69,800 ARMLS
• 2025-08-15 Listed $68,900 ARMLS
• 2024-08-16 Listing Removed — ARMLS
• 2024-06-15 Listed $79,900 ARMLS