3901 E Pinnacle Peak Rd #155 · Phoenix, AZ 85050

$195,000

2 bd · 2.0 ba · 1,508 sqft · Manufactured · 36 Days on market

Built 2018 Good condition $129/sqft · 28% above area Est $152k · 28% over ↓ 5% since listing

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Why this score? — see what drove the C+ 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
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

2018 Model with kitchen island, farm sink, crown molding, woodblinds throughout and LVP flooring done in 2024. You will love this open floor plan with breakfast bar seating and corian countertops. The front and back are both composite decks. 2 Bedroom PLUS DEN. Water softener in shed is 2025. 2019 Washer and Dryer will stay. Stainless Steel appliances and newer microwave. Water Heater in 2025. Come see this well maintained home. Extra large master walk in closet with 2 sinks and walk in shower. This 55+ community has 9 holes of executive golf owners play for free. Clubhouse has heated pool and game room and social calendar. 24/7 manned guard gate and all included in monthly land lease of

Key facts

• Corian countertops
• Farm sink
• Kitchen island

Tags

• KITCHEN ISLAND
• FARM SINK
• CROWN MOLDING
• LVP FLOORING
• BREAKFAST BAR SEATING
• CORIAN COUNTERTOPS

Property features AI

Finance

• Other: Building area source: Assessor
• HOA & community: Land lease (monthly); Land lease amount: $955 monthly; Association includes water, sewer and trash; Community amenities: pool, golf, pickleball, heated community spa

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Sewer information: see remarks; Water, sewer and trash included in association fee
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Gravel/stone front yard; Gravel/stone backyard; Private maintained road

Interior

• Kitchen: Built-in microwave; Kitchen island; Breakfast bar; Refrigerator; Dishwasher
• Bedrooms: Possible 3 bedrooms (includes a master bedroom)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Double vanity; Breakfast bar; Vaulted ceilings; Kitchen island; Dual-pane windows; Bath grab bars; Refrigerator; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 + 2.0% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. Crime grade is F 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?
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: 1.67% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.04%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $152,250
• List price: $195,000
• Delta: 28.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 E Pinnacle Peak Rd #275	0.00mi	2/2.0	1,560 (+3%)	1mo	$160,000	$103	94
3901 E Pinnacle Peak Rd #65	0.00mi	2/2.0	1,534 (+2%)	7mo	$207,000	$135	91
3901 E Pinnacle Peak Rd #339	0.05mi	2/2.0	1,550 (+3%)	4mo	$170,000	$110	90
3901 E Pinnacle Peak Rd #294	0.07mi	2/2.0	1,560 (+3%)	4mo	$142,000	$91	88
3901 E Pinnacle Peak Rd #240	0.00mi	3/2.0 (+1)	1,456 (-3%)	3mo	$152,500	$105	87
3901 E Pinnacle Peak Rd #134	0.07mi	3/2.0 (+1)	1,560 (+3%)	1mo	$145,000	$93	86
3901 E Pinnacle Peak Rd #109	0.07mi	2/2.0	1,400 (-7%)	1mo	$130,000	$93	84
3901 E Pinnacle Peak Rd #4	0.07mi	3/2.0 (+1)	1,456 (-3%)	4mo	$179,000	$123	83
3901 E Pinnacle Peak Rd #236	0.07mi	2/2.0	1,664 (+10%)	1mo	$180,000	$108	79
3901 E Pinnacle Peak Rd #376	0.00mi	2/2.0	1,690 (+12%)	2mo	$100,000	$59	78
3901 E Pinnacle Peak Rd #229	0.00mi	2/2.0	1,680 (+11%)	4mo	$166,000	$99	78
3901 E Pinnacle Peak Rd #323	0.07mi	2/2.0	1,296 (-14%)	4mo	$159,000	$123	70

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.80×
• Total profit: $43,492
• Equity at exit: $29,075

10-year hold

• IRR: 27.4%
• Equity multiple: 3.30×
• Total profit: $125,641
• Equity at exit: $16,860

Cash invested: $54,600 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,263 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $1,230

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 57%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5	1383	$4,350	$3.15	17d	2	0.70mi
3935 E Rough Rider Rd Phoenix, AZ	2.0	2.5–3.0	1490	$4,750	$3.19	43d	2	0.70mi
3935 E Rough Rider Rd Phoenix, AZ	2.0–3.0	2.5	1405	$2,600	$1.85	18d	3	0.70mi
4066 E Melinda Ln Phoenix, AZ	3.0	2.5	1269	$3,500	$2.76	43d	1	1.02mi
21927 N 31st Pl Phoenix, AZ	3.0	3.0	2059	$3,700	$1.80	18d	1	1.21mi
3135 E Tina Dr Phoenix, AZ	3.0	3.0	2178	$3,599	$1.65	43d	1	1.26mi
4517 E Melinda Ln Phoenix, AZ	3.0	2.0	1663	$3,100	$1.86	14d	1	1.35mi
4509 E Lone Cactus Dr Phoenix, AZ	3.0	2.0	1663	$4,500	$2.71	43d	1	1.36mi
2831 E Robin Ln Phoenix, AZ	2.0	2.5	2057	$4,750	$2.31	16d	1	1.41mi
21624 N 46th Pl Phoenix, AZ	3.0	2.0	1540	$3,200	$2.08	5d	1	1.41mi
4632 E Mossman Rd Phoenix, AZ	3.0	2.0	1519	$3,800	$2.50	43d	1	1.41mi
3626 E Potter Dr Phoenix, AZ	3.0	2.0	1519	$2,500	$1.65	24d	1	1.44mi
20729 N 37th Way Phoenix, AZ	3.0	2.0	1670	$3,000	$1.80	15d	1	1.46mi
4726 E Mossman Rd Phoenix, AZ	3.0	2.5	1610	$2,500	$1.55	7d	1	1.46mi
4723 E Weaver Rd Phoenix, AZ	3.0	2.0	1663	$2,595	$1.56	14d	1	1.48mi
20660 N 40th St Phoenix, AZ	2.0–3.0	2.0	1325	$1,749	$1.32	18d	4	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 36 DOM
2. 2026-06-17
   days on market $195,000 Active 35 DOM
3. 2026-06-16
   days on market $195,000 Active 34 DOM
4. 2026-06-15
   days on market $195,000 Active 33 DOM
5. 2026-06-13
   days on market $195,000 Active 31 DOM
6. 2026-06-13
   days on market $195,000 Active 30 DOM
7. 2026-06-09
   days on market $195,000 Active 27 DOM
8. 2026-06-08
   days on market $195,000 Active 26 DOM
9. 2026-06-07
   days on market $195,000 Active 25 DOM
10. 2026-06-04
    days on market $195,000 Active 22 DOM
11. 2026-06-03
    days on market $195,000 Active 21 DOM
12. 2026-06-02
    days on market $195,000 Active 20 DOM
13. 2026-06-02
    price $195,000 Active 19 DOM
14. 2026-06-01
    days on market $205,000 Active 19 DOM
15. 2026-05-31
    days on market $205,000 Active 18 DOM
16. 2026-05-13
    listed $205,000 Active 799-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,158
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$3,133
• − Management: −$3,133
• − Depreciation: −$5,673
• Taxable income: $12,397
• Est. tax owed @ 24.0%: −$2,975
• After-tax cash flow: $11,788/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 · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained, 2018 model home with modern updates and a good condition score is ready for a new owner. It offers a spacious floor plan, updated kitchen and bathrooms, and a well-maintained exterior. Additional updates like landscaping and painting could further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Resale upgrading appliances — modernizes kitchen and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Resale upgrading appliances — modernizes kitchen and appeals to buyers ↑

ⓘ 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

-4.9% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $195,000 ARMLS
• 2026-05-13 Listed $205,000 ARMLS