17814 N 17th Way · Phoenix, AZ 85022

$144,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 31 Days on market

Built 2026 Excellent condition Est $124k · 17% over

---

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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Welcome to Sunrise Heights a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a stunning brand new beautiful 2026 2 bed, 2 bath home for sale featuring 1040.00 sq ft of beautifully designed living space. Located in/near Phoenix, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, new flooring, and natural light. The kitchen is open featuring plenty of cabinet space, and with an island perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like bathroom a

Key facts

• Premium amenities
• Covered carport
• New flooring

Tags

• OPEN CONCEPT FLOOR PLAN
• NEW FLOORING
• PLENTY OF CABINET SPACE
• COVERED CARPORT
• LOW MAINTENANCE LANDSCAPING
• PREMIUM AMENITIES

Property features AI

Finance

• Financial info: List price $144,900

Exterior

• Home design: Single-family residence; Address: 17814 N 17th Way, Phoenix, AZ 85022
• Exterior features: Living area approximately 1,040

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (Santa Rita plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 soft (-1.2%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) 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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $123,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 E Villa Rita Dr	0.18mi	2/2.0	1,056 (+2%)	15mo	$132,000	$125	77
1633 E Villa Rita Dr	0.18mi	2/2.0	1,026 (-1%)	18mo	$145,000	$141	74
1939 E Libby St	0.26mi	2/2.0	980 (-6%)	13mo	$175,000	$179	68
17827 N 19th St	0.20mi	3/2.0 (+1)	1,096 (+5%)	12mo	$130,000	$119	67
18240 N 21st Dr #86	0.49mi	2/2.0	1,024 (-2%)	15mo	$75,000	$73	62
1926 E Grovers Ave	0.22mi	2/2.0	924 (-11%)	11mo	$260,000	$281	62
2140 E Michigan Ave #35	0.57mi	3/2.0 (+1)	990 (-5%)	1mo	$98,000	$99	60
18026 N Cave Creek Rd #125	0.69mi	2/1.0	960 (-8%)	1mo	$35,000	$36	50
2034 E Charleston Ave	0.42mi	3/2.0 (+1)	1,156 (+11%)	13mo	$276,000	$239	46
1304 E Bell Rd #79	0.60mi	2/2.0	960 (-8%)	17mo	$50,000	$52	45
1304 E Bell Rd #55	0.60mi	3/2.0 (+1)	1,120 (+8%)	15mo	$90,000	$80	42
1304 E Bell Rd #76	0.60mi	3/2.0 (+1)	960 (-8%)	17mo	$99,000	$103	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,503
• Equity at exit: $21,605

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $7,404
• Equity at exit: $12,528

Cash invested: $40,572 (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 85022

• Rents YoY: -1.2%
• Active inventory: 285
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $378

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 73%

Sensitivity live

Price	-10% $478	-5% $428	+0% $378	+5% $328	+10% $278
Rent	-10% $240	-5% $309	+0% $378	+5% $447	+10% $516
Rate	-1.0pp $451	-0.5pp $415	base $378	+0.5pp $340	+1.0pp $302

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.5	1472	$1,999	$1.36	13d	3	0.15mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.0–2.5	1463	$1,999	$1.37	0d	2	0.15mi
1702 E Michelle Dr Phoenix, AZ	2.0	2.0	1300	$2,200	$1.69	6d	1	0.18mi
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	987	$1,663	$1.68	0d	11	0.30mi
1717 E Union Hills Dr #1052 Phoenix, AZ	2.0	2.0	1160	$4,000	$3.45	44d	1	0.42mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1169	$1,675	$1.43	4d	3	0.43mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1245	$1,775	$1.43	22d	4	0.43mi
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$1,349	$1.93	25d	1	0.46mi
2067 E Charleston Ave Phoenix, AZ	2.0	2.0	840	$1,395	$1.66	25d	1	0.49mi
1702 E Bell Rd #180 Phoenix, AZ	3.0	2.5	1358	$2,000	$1.47	25d	1	0.49mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,558	$1.63	0d	93	0.50mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	25d	1	0.51mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,800	$1.29	8d	4	0.55mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,695	$1.22	15d	5	0.55mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,795	$1.29	3d	3	0.55mi
18633 N 15th St Phoenix, AZ	3.0	2.0	1240	$2,249	$1.81	8d	1	0.64mi
2221 E Union Hills Dr #158 Phoenix, AZ	3.0	2.0	1332	$2,100	$1.58	19d	1	0.71mi
1126 E Charleston Ave Phoenix, AZ	3.0	2.0	1214	$2,450	$2.02	4d	1	0.72mi
1136 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1141	$1,950	$1.71	25d	1	0.73mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,625	$2.50	0d	11	0.73mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	3d	12	0.73mi
2150 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1310	$1,945	$1.48	0d	2	0.74mi
17150 N 23rd St #135 Phoenix, AZ	2.0	2.5	1186	$1,900	$1.60	15d	1	0.75mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,681	$2.01	0d	11	0.78mi
1506 E Wescott Dr Phoenix, AZ	3.0	2.0	1136	$2,045	$1.80	6d	1	0.78mi
16825 N 14th St Phoenix, AZ	2.0–4.0	2.5–3.0	1465	$1,675	$1.14	4d	2	0.79mi
16825 N 14th St Phoenix, AZ	2.0–4.0	2.5–3.0	1465	$1,675	$1.14	25d	2	0.79mi
17150 N 23rd St Phoenix, AZ	2.0	2.0–2.5	1172	$1,712	$1.46	6d	2	0.80mi
17150 N 23rd St Phoenix, AZ	2.0	2.0–2.5	1172	$1,712	$1.46	5d	2	0.80mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$1,148	$1.59	5d	7	0.81mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	0d	36	0.82mi
16875 N 12th St Unit 17 Phoenix, AZ	3.0	2.5	1323	$2,200	$1.66	25d	1	0.83mi
17017 N 12th St Phoenix, AZ	1.0–2.0	1.0–2.0	1008	$2,500	$2.48	0d	10	0.84mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	8d	1	0.84mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	21d	1	0.84mi
1510 E Taro Ln Phoenix, AZ	3.0	2.0	1136	$2,149	$1.89	25d	1	0.84mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,824	$1.85	0d	23	0.84mi
18416 N Cave Creek Rd Unit 6 Phoenix, AZ	1.0	1.0	748	$1,250	$1.67	8d	1	0.85mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	5d	9	0.87mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	0d	8	0.87mi

Listing history 15 events

1. 2026-06-21
   days on market $144,900 Active 31 DOM
2. 2026-06-18
   days on market $144,900 Active 28 DOM
3. 2026-06-17
   days on market $144,900 Active 27 DOM
4. 2026-06-16
   days on market $144,900 Active 26 DOM
5. 2026-06-15
   days on market $144,900 Active 25 DOM
6. 2026-06-13
   days on market $144,900 Active 23 DOM
7. 2026-06-13
   days on market $144,900 Active 22 DOM
8. 2026-06-09
   days on market $144,900 Active 19 DOM
9. 2026-06-08
   days on market $144,900 Active 18 DOM
10. 2026-06-07
    days on market $144,900 Active 17 DOM
11. 2026-06-04
    days on market $144,900 Active 14 DOM
12. 2026-06-03
    days on market $144,900 Active 13 DOM
13. 2026-06-02
    days on market $144,900 Active 12 DOM
14. 2026-06-01
    days on market $144,900 Active 11 DOM
15. 2026-05-31
    days on market $144,900 Active 10 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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,951
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,215
• Taxable income: $2,369
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $3,966/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 · 6 photos

Excellent 95/100 None rehab

This 55+ age-qualified community home is in excellent condition with a fresh exterior and interior. It offers a spacious floor plan and modern amenities, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping maintenance — Well-maintained landscaping adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping maintenance — Well-maintained landscaping adds 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: 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): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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