11100 W Alsdorf Rd #11 · Arizona City, AZ 85123

$27,500

2 bd · 1.0 ba · 720 sqft · Manufactured · 26 Days on market

Built 1971 Fair condition Est $26k · 6% over ↓ 5% 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +4.8/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.3/10.0

Listing remarks MLS

Affordable & Move-In Ready in Road Runner Estates 55+ Community! This 2-bedroom, 1-bath single-wide home in Road Runner Estates is ready for you. Situated on a corner lot, it features laminate flooring, a gas range, a refrigerator, and an eat-in kitchen designed for easy meals. Enjoy the convenience of a covered patio, on-site storage, and a private washer and dryer—no shared laundry needed. Stay comfortable year-round with central air, and simplify your budget with a land lease that includes water, sewer, and trash. Plus, you'll have access to community amenities like a heated pool and pet-friendly policies (restrictions may apply). Whether you're looking for a full-time residence or a winter escape, this home is a great fit. Note: Buyer must qualify with the park.

Key facts

• Open floor plan
• Updated baseboards
• New ceiling fans

Tags

• UPDATED MANUFACTURED HOME
• OPEN FLOOR PLAN
• NEW VINYL FLOORING
• NEW CEILING FANS
• UPDATED BASEBOARDS
• PAINTED KITCHEN CABINETS

Property features AI

Finance

• Other: Building area reported by owner
• HOA & community: Land lease ($550 monthly); Association covers water, sewer and trash; Community pool; Coin-operated laundry in community

Exterior

• Parking: Covered parking (1 space); Carport (1 space)
• Utilities: Private water company; Public sewer; County-maintained road
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Steel frame construction; Painted exterior; Reflective coating and rolled/hot mop roof
• Exterior features: Corner lot with east/west exposure; Gravel/stone front and back; Storage

Interior

• Kitchen: Refrigerator; Pantry
• Bedrooms: Up to 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen; Pantry; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.
• Cap rate 41.2% 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: 308 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $190 of loan paydown is wiped out by about $825 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $27,087 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 4.56% ✓
• Cap rate: 41.24%
• Cash-on-cash: 124.81%
• DSCR: 6.55
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $25,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11100 W Alsdorf Rd #40	0.02mi	2/1.0	728 (+1%)	6mo	$19,000	$26	92
11100 W Alsdorf Rd #13	0.00mi	2/1.5	720 (0%)	17mo	$11,000	$15	84
11100 W Alsdorf Rd #2	0.00mi	2/1.0	672 (-7%)	18mo	$27,500	$41	74
11100 W Alsdorf Rd #14	0.00mi	2/1.0	784 (+9%)	15mo	$28,000	$36	72

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: —
• Equity multiple: 7.05×
• Total profit: $46,572
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 14.81×
• Total profit: $106,313
• Equity at exit: $2,378

Cash invested: $7,700 (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: 308
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $801

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 31%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1d	1	0.40mi

Listing history 18 events

1. 2026-06-18
   days on market $27,500 Active 26 DOM
2. 2026-06-17
   days on market $27,500 Active 25 DOM
3. 2026-06-16
   days on market $27,500 Active 24 DOM
4. 2026-06-15
   days on market $27,500 Active 23 DOM
5. 2026-06-13
   days on market $27,500 Active 21 DOM
6. 2026-06-13
   days on market $27,500 Active 20 DOM
7. 2026-06-09
   days on market $27,500 Active 17 DOM
8. 2026-06-08
   days on market $27,500 Active 16 DOM
9. 2026-06-07
   days on market $27,500 Active 15 DOM
10. 2026-06-04
    days on market $27,500 Active 12 DOM
11. 2026-06-03
    days on market $27,500 Active 11 DOM
12. 2026-06-02
    days on market $27,500 Active 10 DOM
13. 2026-06-01
    days on market $27,500 Active 9 DOM
14. 2026-05-31
    days on market $27,500 Active 8 DOM
15. 2026-05-22
    listed $27,500 Active
16. 2025-07-16
    soldstatus $26,000 Closed 786-char remark

    Show marketing remark (786 chars)

    Affordable & Move-In Ready in Road Runner Estates 55+ Community! This 2-bedroom, 1-bath single-wide home in Road Runner Estates is ready for you. Situated on a corner lot, it features laminate flooring, a gas range, a refrigerator, and an eat-in kitchen designed for easy meals. Enjoy the convenience of a covered patio, on-site storage, and a private washer and dryer—no shared laundry needed. Stay comfortable year-round with central air, and simplify your budget with a land lease that includes water, sewer, and trash. Plus, you'll have access to community amenities like a heated pool and pet-friendly policies (restrictions may apply). Whether you're looking for a full-time residence or a winter escape, this home is a great fit. Note: Buyer must qualify with the park.

17. 2025-04-29
    historical Contract Contingent on Buyer Sale 786-char remark

    Show marketing remark (786 chars)

    Affordable & Move-In Ready in Road Runner Estates 55+ Community! This 2-bedroom, 1-bath single-wide home in Road Runner Estates is ready for you. Situated on a corner lot, it features laminate flooring, a gas range, a refrigerator, and an eat-in kitchen designed for easy meals. Enjoy the convenience of a covered patio, on-site storage, and a private washer and dryer—no shared laundry needed. Stay comfortable year-round with central air, and simplify your budget with a land lease that includes water, sewer, and trash. Plus, you'll have access to community amenities like a heated pool and pet-friendly policies (restrictions may apply). Whether you're looking for a full-time residence or a winter escape, this home is a great fit. Note: Buyer must qualify with the park.

18. 2025-03-27
    listed $29,000 Active 786-char remark

    Show marketing remark (786 chars)

    Affordable & Move-In Ready in Road Runner Estates 55+ Community! This 2-bedroom, 1-bath single-wide home in Road Runner Estates is ready for you. Situated on a corner lot, it features laminate flooring, a gas range, a refrigerator, and an eat-in kitchen designed for easy meals. Enjoy the convenience of a covered patio, on-site storage, and a private washer and dryer—no shared laundry needed. Stay comfortable year-round with central air, and simplify your budget with a land lease that includes water, sewer, and trash. Plus, you'll have access to community amenities like a heated pool and pet-friendly policies (restrictions may apply). Whether you're looking for a full-time residence or a winter escape, this home is a great fit. Note: Buyer must qualify with the park.

ⓘ 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: $15,052
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$800
• Taxable income: $9,753
• Est. tax owed @ 24.0%: −$2,341
• After-tax cash flow: $7,270/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 · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath manufactured home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting interior walls, replacing the kitchen backsplash, and landscaping the front yard.

Repairs flagged

• Minor kitchen backsplash — tile appears slightly worn
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — some wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen backsplash — improves functionality and aesthetics
• Both landscape front yard — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · tile appears slightly worn	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen backsplash — improves functionality and aesthetics ↑
• Both landscape front yard — enhances curb appeal and 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: 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

-5.2% since first listed

4 events — show timeline

• 2026-05-22 Listed $27,500 ARMLS
• 2025-07-16 Sold (MLS) $26,000 ARMLS
• 2025-04-29 Contingent — ARMLS
• 2025-03-27 Listed $29,000 ARMLS