10201 N 99th Ave Unit 70b · Peoria, AZ 85345

$70,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 30 Days on market

Built 1971 Fair condition Est $63k · 10% over

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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
• Livability +3.8/5.0
• Schools +3.5/10.0
• ARV discount +2.8/15.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this double-wide mobile home! Featuring a 1-car garage, extended concrete driveway, & a gated courtyard that adds to its inviting curb appeal. Enter to see a bright & airy interior enhanced by abundant natural light, neutral paint, & laminate/tile flooring throughout. The spacious living & dining room provides the perfect setting for entertaining! Beautiful eat-in kitchen offers white cabinetry, built-in appliances, & ample counter space. The generously sized main bedroom includes a spacious closet, its own bathroom, & sliding doors to the sun room. A fabulous sun room with beautiful flagstone flooring creates the ideal spot to enjoy morning coffee

Key facts

• Built-in appliances
• Bright airy interior
• Eat-in kitchen

Tags

• GATED COURTYARD
• BRIGHT AIRY INTERIOR
• ABUNDANT NATURAL LIGHT
• EAT-IN KITCHEN
• WHITE CABINETRY
• BUILT-IN APPLIANCES

Property features AI

Finance

• Other: Lot size not available (source indicates SqFt not available)
• HOA & community: Land lease (monthly); Monthly land lease: $980; Association covers ground maintenance, trash, and water; Community amenities: pool, heated community spa, pickleball, fitness center, biking/walking path, community media room

Exterior

• Parking: 2 open parking spaces; 1 covered space; Garage door opener with direct access; 1 garage space
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Leasehold property; Manufactured/mobile home
• Construction: Vinyl siding and wood frame construction; Painted exterior; Built-up roof
• Exterior features: Private yard; Wood fencing; Desert back yard; Gravel/stone front and back; Asphalt road access; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in gas oven; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; 9+ foot flat ceilings; No interior steps; Three-quarter master bathroom; Laminate countertops
• Laundry & utility: Inside laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $68,950 (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 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?
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.35%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $63,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 N 99th Ave #166	0.06mi	3/2.0 (+1)	1,248 (+8%)	8mo	$55,000	$44	71
10201 N 99th Ave #127	0.06mi	2/2.0	1,040 (-10%)	12mo	$78,000	$75	70
10701 N 99th Ave #254	0.46mi	2/2.0	1,200 (+4%)	12mo	$43,000	$36	62
10701 N 99th Ave #231	0.46mi	2/2.0	1,196 (+4%)	14mo	$45,000	$38	60
10701 N 99th Ave #159	0.46mi	2/2.0	1,040 (-10%)	3mo	$22,000	$21	60
10701 N 99th Ave #136	0.46mi	2/2.0	1,020 (-12%)	6mo	$55,000	$54	55
10701 N 99th Ave #124	0.46mi	2/2.0	1,056 (-8%)	13mo	$58,000	$55	54
11275 N 99th Ave #215	0.61mi	2/2.0	1,066 (-8%)	7mo	$262,000	$246	53
10701 N 99th Ave #224	0.46mi	2/2.0	1,056 (-8%)	15mo	$60,000	$57	52
10701 N 99th Ave #115	0.46mi	3/2.0 (+1)	1,248 (+8%)	11mo	$82,900	$66	50
10701 N 99th Ave #63	0.54mi	2/1.5	1,032 (-10%)	7mo	$25,000	$24	50
11275 N 99th Ave #118	0.70mi	3/2.0 (+1)	1,273 (+10%)	2mo	$265,000	$208	43

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: 50.9%
• Equity multiple: 3.15×
• Total profit: $42,153
• Equity at exit: $10,437

10-year hold

• IRR: 55.4%
• Equity multiple: 5.84×
• Total profit: $94,880
• Equity at exit: $6,052

Cash invested: $19,600 (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 85345

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

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $904

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 44%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.21mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.36mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	0.41mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.48mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.49mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.50mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.55mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	0.66mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	0.69mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.69mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	1d	9	0.72mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	0.89mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	1.06mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	19d	1	1.10mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	24d	1	1.13mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	1.15mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	1.15mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	1.27mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	1.28mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	43d	1	1.30mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	1	1.30mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	2d	1	1.30mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.38mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	1.38mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	1.39mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	43d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 30 DOM
2. 2026-06-17
   days on market $70,000 Active 29 DOM
3. 2026-06-16
   days on market $70,000 Active 28 DOM
4. 2026-06-15
   days on market $70,000 Active 27 DOM
5. 2026-06-13
   days on market $70,000 Active 25 DOM
6. 2026-06-13
   days on market $70,000 Active 24 DOM
7. 2026-06-09
   days on market $70,000 Active 21 DOM
8. 2026-06-08
   days on market $70,000 Active 20 DOM
9. 2026-06-07
   days on market $70,000 Active 19 DOM
10. 2026-06-04
    days on market $70,000 Active 16 DOM
11. 2026-06-03
    days on market $70,000 Active 15 DOM
12. 2026-06-02
    days on market $70,000 Active 14 DOM
13. 2026-06-01
    days on market $70,000 Active 13 DOM
14. 2026-05-31
    days on market $70,000 Active 12 DOM
15. 2026-05-15
    listed $70,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 16 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: $21,081
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$2,036
• Taxable income: $10,350
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $8,365/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 · 27 photos

Fair 45/100 Moderate rehab

This double-wide mobile home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the exterior siding, interior paint, and worn carpet. Upgrades to the exterior and interior paint can significantly enhance the home's curb appeal and value.

Repairs flagged

• Major exterior siding — Significant weathering
• Minor interior paint — Some discoloration
• Minor kitchen countertops — Laminate wear

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace worn carpet — Improves comfort and appearance
• Both Paint interior walls — Enhances appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering	Major	$15,000–50,000
interior paint · Some discoloration	Minor	$500–3,000
kitchen countertops · Laminate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace worn carpet — Improves comfort and appearance ↑
• Both Paint interior walls — Enhances appearance 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

• 2026-05-15 Listed $70,000 ARMLS