Renewals & Retention Report

2026 YTD Renewal Rate

67.2%

Goal

78.0%

BELOW GOAL

84 renewed / 41 non-renewal closures
42 expiring in next 120d · 11 on notice

Need Renewal Sent

within 60d of expiry, no doc out

Renew With Caution

flagged problem tenants

Leaving Early

abandoning lease commitment

Monthly Rent at Risk

$87,315.00

42 leases expiring in 120d

Expiring in 30 Days

11 tenants on notice

Since 2026-05-14: 4 renewals executed; 8 renewal docs sent; 2 newly flagged for caution.

Renewal pipeline

Active leases expiring in the next 120 days. Sorted by expiry.

Window	Leases	Monthly rent at risk
1–30 days	1	$1,850.00
31–60 days	5	$9,315.00
61–90 days	17	$34,580.00
91–120 days	19	$41,570.00

Detail

Window	Address	Tenant	Monthly rent	End date	Days	Renewal Doc Sent	Executed	Caution
1–30	14110 W Windrose Dr, Surprise, AZ	Brianna N Moorer, Garren Handson	$1,850.00	2026-05-31	16 days	Yes (2026-05-11)	Awaiting SignaturePending	—
31–60	17625 W East Wind Ave, Goodyear, AZ	Sharon Page	$1,800.00	2026-06-30	46 days	Send Renewal—	—	—
31–60	729 W Coolidge St, Unit 105, Phoenix, AZ	Cesar Varela, Cesar Varela	$925.00	2026-06-30	46 days	Yes (2026-05-12)	Yes (2026-05-12)	—
31–60	15942 W Papago St, Goodyear, AZ	Kenia Valencia, Tyler Cook	$2,100.00	2026-06-30	46 days	Yes (2026-05-12)	Yes (2026-05-12)	—
31–60	18214 West Sequoia Drive, Goodyear, AZ	Sara Chase, Matthew Chase	$2,495.00	2026-06-30	46 days	Yes (2026-05-11)	Awaiting SignaturePending	—
31–60	16952 West Young Street, Surprise, AZ	Tierra Buchanan	$1,995.00	2026-06-30	46 days	Yes (2026-05-13)	Awaiting SignaturePending	—
61–90	12503 W Windsor Blvd, Litchfield Park, AZ	Douglas Worley	$2,100.00	2026-07-31	77 days	—	—	—
61–90	13913 N 3rd Ave, El Mirage, AZ	Christopher Dellisola	$1,000.00	2026-07-31	77 days	—	—	—
61–90	17612 W Buchanan St, Goodyear, AZ	Jennie Mercer, Brad Mercer	$2,100.00	2026-07-31	77 days	—	—	—
61–90	17621 W Boca Raton Rd, Surprise, AZ	Jacob Moniz, Jade Moniz	$2,295.00	2026-07-31	77 days	—	—	—
61–90	24755 W Hidalgo Dr, Buckeye, AZ	laquiel Ratliff	$1,850.00	2026-07-31	77 days	—	—	—
61–90	5527 W Western Star Blvd, Laveen Village, AZ	Shayna Moratt	$2,900.00	2026-07-31	77 days	—	—	—
61–90	9820 N Central Ave, Unit 331, Phoenix, AZ	Ethan Eckhard, Hala Monsour	$1,700.00	2026-07-31	77 days	—	—	—
61–90	18036 W Thistle Landing Dr, Goodyear, AZ	Lindsay Mcwhirter, Michael Mcwhirter	$2,350.00	2026-07-31	77 days	—	—	—
61–90	16210 West Yavapai Street, Goodyear, AZ	Francisco Tagle, Samantha Pava	$2,400.00	2026-07-31	77 days	—	—	—
61–90	8328 W Forest Grove Ave, Tolleson, AZ	Justin Sherman, Jenefer Pollette Sherman	$2,195.00	2026-07-31	77 days	—	—	—
61–90	8906 W Hess St, Tolleson, AZ	Ghazal Kassem, Shammo Khalaf, Khalaf Khalaf, +2 more	$1,800.00	2026-07-31	77 days	—	—	—
61–90	13550 W Cypress St, Goodyear, AZ	Laquentin Plair, Karress Alexander	$2,195.00	2026-07-31	77 days	—	—	Caution 6 five-day notices (PandaDoc)
61–90	7144 N 66th Dr, Unit 102, Glendale, AZ	Roseann Soto Rivas	$895.00	2026-07-31	77 days	—	—	Caution 8 five-day notices (PandaDoc)
61–90	13714 West Berridge Lane, Litchfield Park, AZ	Joseph Andreasen, Sydney Marie Andreasen	$1,900.00	2026-07-31	77 days	—	—	—
61–90	17768 W Charter Oak Rd, Surprise, AZ	CAREL Dell WESTON	$2,400.00	2026-07-31	77 days	Yes (2026-05-12)	Awaiting SignaturePending	—
61–90	8416 East Rancho Vista Drive, Scottsdale, AZ	Kevin Johnston, Natasha Johnston	$2,350.00	2026-07-31	77 days	—	—	—
61–90	3346 W Sousa Dr, Anthem, AZ	Emily Lauren Bailey, Paul D Bailey	$2,150.00	2026-07-31	77 days	—	—	—
91–120	13540 W Ocotillo Ln, Surprise, AZ	David Blake, Lynn Blake	$1,750.00	2026-08-31	108 days	—	—	—
91–120	21975 W Casey Ln, Buckeye, AZ	Jenifer Caldwell	$1,500.00	2026-08-31	108 days	—	—	—
91–120	22010 W Cantilever St, Buckeye, AZ	Lawrence Hopper, Heather Rigg, Shaina Rigg, +1 more	$1,995.00	2026-08-31	108 days	—	—	—
91–120	4425 N Village St, Buckeye, AZ	Jennifer Cross	$1,900.00	2026-08-31	108 days	—	—	—
91–120	19573 West Morning Glory Street, Buckeye, AZ	Derreck Wayne Rice	$2,200.00	2026-08-31	108 days	—	—	—
91–120	20005 W Wilson St, Buckeye, AZ	Katz Robenson Philogene, Charles Michael Rorie	$2,195.00	2026-08-31	108 days	—	—	—
91–120	25754 W St Catherine Ave, Buckeye, AZ	Janiece Rochele Esteen, Sylvia Villgas Ruloma, Clarissa Yvette Esteen	$1,500.00	2026-08-31	108 days	—	—	—
91–120	28370 North Cactus Flower Circle, San Tan Valley, AZ	Michele Follis, Anthony Maniscalco	$2,450.00	2026-08-31	108 days	—	—	—
91–120	3013 S 159th Ln, Goodyear, AZ	Cordie Foreman	$1,850.00	2026-08-31	108 days	—	—	—
91–120	11768 W Flanagan St, Avondale, AZ	Michele Gonzalez, Larry Gonzalez	$1,995.00	2026-08-31	108 days	—	—	—
91–120	12306 West Orange Drive, Litchfield Park, AZ	Anita Oraha, Eve Ewaz	$1,850.00	2026-08-31	108 days	—	—	—
91–120	8404 W Holly St, Phoenix, AZ	Montre Smith, Breyanna Powell	$1,800.00	2026-08-31	108 days	—	—	—
91–120	4605 N Clear Creek Dr, Litchfield Park, AZ	Jacob Lefler, Megan Lefler	$2,450.00	2026-08-31	108 days	—	—	—
91–120	Hidden Valley Cave Creek	Ludwig Ibarra, William Ibarra	$2,750.00	2026-08-31	108 days	—	—	—
91–120	2417 N 142nd Ave, Goodyear, AZ	MICHEL DAVID WATERS, Dale Waters, Courtney Waters	$2,495.00	2026-08-31	108 days	—	—	—
91–120	15885 W Apache St, Goodyear, AZ	Sam Geeding, Christina Carrillo	$2,095.00	2026-08-31	108 days	—	—	—
91–120	17303 W Carmen Dr, Surprise, AZ	Michael Kevin Wright, Daylon Xavier Mitchell, Kenyatta Kentwon Mitchell, +1 more	$2,600.00	2026-08-31	108 days	—	—	—
91–120	2402 East 5th Street, #1668, Tempe, AZ	Donald Karcie, Rebecca Karcie	$3,500.00	2026-08-31	108 days	—	—	—
91–120	21063 West Sunrise Lane, Buckeye, AZ	Lynda Scott	$2,695.00	2026-09-01	109 days	—	—	—

Renew with caution

2 upcoming renewal(s) flagged. Criteria: >6 late pays, >3 five-day notices, >5 HOA fines, >10 work orders, or GTFO tag.

Address	Tenant	Ends	Reason(s)
13550 W Cypress St, Goodyear, AZ	Laquentin Plair, Karress Alexander	2026-07-31	Caution 6 five-day notices (PandaDoc)
7144 N 66th Dr, Unit 102, Glendale, AZ	Roseann Soto Rivas	2026-07-31	Caution 8 five-day notices (PandaDoc)

Move-out pipeline

11 tenants with notice given. Sorted by move-out date.

Window	Notices	Monthly rent leaving
1–30 days	7	$14,545.00
31–60 days	4	$8,635.00
61–90 days	0	$0.00
91–120 days	0	$0.00

Detail

Window	Address	Tenant	Status	Monthly rent	Move-out date	Lease ends	Days early	Days to MO
1–30	8102 East Rita Drive, Scottsdale, AZ	Robert Todd Spraetz	Active - Notice Given	$3,200.00	2026-05-22	2026-05-31	9d	7 days
1–30	17875 W Westpark Blvd, Surprise, AZ	Juan Morales, Charmaine Morales	Active - Notice Given	$2,250.00	2026-05-31	2026-05-31	0d	16 days
1–30	2521 N 49th Ave, Phoenix, AZ	Henry Thomas, Latoya Kelly	Active - Notice Given	$1,495.00	2026-05-31	2026-02-28	-92d	16 days
1–30	15994 North 135th Drive, Surprise, AZ	Mathew Torres, Joshua Torres	Active - Notice Given	$1,750.00	2026-05-31	2026-02-28	-92d	16 days
1–30	2702 W Rose Ln, Phoenix, AZ	Joshua Scott Stouffer, Ambrosia Renee Gambrell	Active - Notice Given	$1,600.00	2026-05-31	2026-05-31	0d	16 days
1–30	5054 S 235th Dr, Buckeye, AZ	Savannah Hermenau, Julian Cordell Harris	Active - Notice Given	$1,750.00	2026-05-31	2026-12-31	214d early	16 days
1–30	24876 W Rosita Ave, Buckeye, AZ	Ceara Morena Quintanilla, Shontrell Trevon Ryals, Aniah Nazhjae Robinson	Active - Notice Given	$2,500.00	2026-05-31	2026-05-31	0d	16 days
31–60	14155 W Georgia Dr, Surprise, AZ	Liam Burke, Breanna Burke	Active - Notice Given	$1,995.00	2026-06-21	2027-01-31	224d early	37 days
31–60	15542 N 136th Ln, Surprise, AZ	Blaise Metroka, Brittany Marie Metroka	Active - Notice Given	$1,950.00	2026-06-25	2027-02-28	248d early	41 days
31–60	15578 West Mackenzie Drive, Goodyear, AZ	Miranda Jordan Palone, Destiny Dickinson, Jordan Perrin	Active - Notice Given	$2,395.00	2026-06-30	2026-06-30	0d	46 days
31–60	15204 West Westview Drive, Goodyear, AZ	Emmanuel Harris, Ericka Dukulay	Active - Notice Given	$2,295.00	2026-06-30	2026-06-30	0d	46 days

Leaving early (>30 days before lease end)

3 tenant(s) abandoning lease commitment. Approximate forgone rent (assuming no immediate replacement): $43,499.33.

Address	Tenant	Move-out date	Lease ends	Days early	Forgone rent
15542 N 136th Ln, Surprise, AZ	Blaise Metroka, Brittany Marie Metroka	2026-06-25	2027-02-28	248d early	$16,120.00
14155 W Georgia Dr, Surprise, AZ	Liam Burke, Breanna Burke	2026-06-21	2027-01-31	224d early	$14,896.00
5054 S 235th Dr, Buckeye, AZ	Savannah Hermenau, Julian Cordell Harris	2026-05-31	2026-12-31	214d early	$12,483.33

Month-to-Month & At-Will tenancies

Tenants past their fixed term and not on a renewal track. Month-to-Month flags red at 6+ months; At-Will flags red at 3+ months (tighter tolerance). Duration is measured from the lease's fixed-term end date.

Month-to-Month

4 yellow · 1 amber · 8 red

At-Will

0 yellow · 1 amber · 1 red

Flagged for Review

red tier — over threshold

Missing End Date

cannot compute duration

Detail

Type	Address	Tenant	Term ended	Months since
Month-to-Month	16826 W Manchester Dr, Surprise, AZ	Lilian Ornelas, Emily Ornelas	2019-10-20	78 months
Month-to-Month	5741 N 43rd Ln, Glendale, AZ	Ernest Romero, Dora Culling	2019-12-01	77 months
Month-to-Month	5515 W Clarendon Ave, Phoenix, AZ	Guadalupe Guzman, Osmar Martinez	2021-07-31	57 months
Month-to-Month	7144 N 66th Dr, Unit 202, Glendale, AZ	Smealy Degrate	2022-08-31	44 months
Month-to-Month	5201 W Country Gables Dr, Glendale, AZ	Jerome Mcclinton	2023-06-30	34 months
Month-to-Month	12554 W Fairmount Ave, Avondale, AZ	Alondra Diaz, Angel Diaz, Rosario Diaz, +1 more	2024-08-31	20 months
Month-to-Month	6244 W Keim Dr, Glendale, AZ	Andrea Arriaga	2024-09-30	19 months
At-Will	2424 N 83rd Ln, Phoenix, AZ	Yusuf Aydemir, yunus kahraman	2025-07-31	9 months
Month-to-Month	7144 N 66th Dr, Unit 101, Glendale, AZ	Alfredo Tinoco Cuevas, Mayra Quintana	2025-10-31	6 months
Month-to-Month	7144 N 66th Dr, Unit 201, Glendale, AZ	Adrian Gilberto Rodas	2025-11-30	5 months
Month-to-Month	13435 West Post Drive, Surprise, AZ	Von Wahlstrom, Angela Wahlstrom	2026-03-31	1 month
At-Will	4413 West Taro Drive, Glendale, AZ	Bryon Roth	2026-03-31	1 month
Month-to-Month	1726 S 156th Ave, Goodyear, AZ	Carol Kelly	2026-05-15	0 months
Month-to-Month	15159 West Monroe Street, Goodyear, AZ	Bernadette Thompson, Marion Thompson, Harry Lyles, +1 more	2026-05-15	0 months
Month-to-Month	4783 W Wahalla Ln, Glendale, AZ	Veroncia & Santiago Hernandez, Ramona & Santiago Jr. Lopez	2026-05-15	0 months

Missing end date — needs cleanup

1 Month-to-Month / At-Will lease(s) have no usable fixed-term end date on file (missing, or set in the future), so time-on-status can't be calculated. Add or correct the end date in Rentvine to bring these into the roster above.

Type	Address	Tenant	End date on file
Month-to-Month	18057 West Onyx Avenue, Waddell, AZ	Jonathan David Miskin, Amber Miskin	2026-05-31

Renewal rate trend

Goal 78.0% (dashed line). Tracking from 2024-01-01 forward.

Year over year

Year	Renewed	Non-renewal closures	Rate	vs prior year
2024	124	104	54.4%	—
2025	152	94	61.8%	↑ +7.4 pp
2026	84	41	67.2%	↑ +5.4 pp

Quarter over quarter (same quarter across years)

Each row is one calendar quarter. Columns show that quarter's rate in each year. The last column is the year-over-year change.

Quarter	2024	2025	2026	YoY (latest)
Q1	56.7%	67.2%	69.9%	↑ +2.7 pp
Q2	55.8%	56.7%	63.5%	↑ +6.8 pp
Q3	45.5%	61.3%	—	—
Q4	58.6%	61.4%	—	—

Month over month (same month across years)

Each row is one calendar month. Columns show that month's rate in each year. The last column is the year-over-year change.

Month	2024	2025	2026	YoY (latest)
Jan	47.8%	58.3%	56.2%	↓ -2.1 pp
Feb	60.0%	66.7%	76.9%	↑ +10.3 pp
Mar	63.6%	71.0%	71.0%	+0.0 pp
Apr	66.7%	54.5%	63.3%	↑ +8.8 pp
May	44.4%	71.4%	63.6%	↓ -7.8 pp
Jun	54.5%	50.0%	—	—
Jul	41.2%	63.2%	—	—
Aug	47.1%	60.9%	—	—
Sep	47.6%	60.0%	—	—
Oct	58.3%	46.7%	—	—
Nov	69.0%	64.5%	—	—
Dec	41.2%	72.7%	—	—