Renewals & Retention Report

2026 YTD Renewal Rate

66.7%

Goal

78.0%

BELOW GOAL

84 renewed / 42 non-renewal closures
35 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

Avg Tenant Tenure

2.8 yrs

across 84 YTD renewals

Expiring in 30 Days

11 tenants on notice

Since 2026-05-21: 1 new move-out notice.

Renewal pipeline

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

Window	Leases	Monthly rent at risk
1–30 days	0	$0.00
31–60 days	2	$3,900.00
61–90 days	14	$27,635.00
91–120 days	19	$41,570.00

Detail

Property	Ends	Inspection	Lease Renewal	Deposit	Caution
31–60 days2 leases · $3,900.00/mo at risk
17625 W East Wind Ave, Goodyear, AZ Sharon Page $1,800.00/mo	39d 2026-06-30	Awaiting Review	—	$1,525.00	Caution underweight deposit (short $675.00)
15942 W Papago St, Goodyear, AZ Kenia Valencia, Tyler Cook $2,100.00/mo	39d 2026-06-30	Approved	Executed2026-05-12	$3,500.00	—
61–90 days14 leases · $27,635.00/mo at risk
12503 W Windsor Blvd, Litchfield Park, AZ Douglas Worley $2,100.00/mo	70d 2026-07-31	Approved	—	$1,100.00	Caution underweight deposit (short $1,400.00)
13913 N 3rd Ave, El Mirage, AZ Christopher Dellisola $1,000.00/mo	70d 2026-07-31	Not Started	—	—	Caution underweight deposit (short $1,400.00)
17612 W Buchanan St, Goodyear, AZ Jennie Mercer, Brad Mercer $2,100.00/mo	70d 2026-07-31	Not Started	—	$1,900.00	Caution underweight deposit (short $600.00)
17621 W Boca Raton Rd, Surprise, AZ Jacob Moniz, Jade Moniz $2,295.00/mo	70d 2026-07-31	Awaiting Review	—	$2,695.00	—
24755 W Hidalgo Dr, Buckeye, AZ laquiel Ratliff $1,850.00/mo	70d 2026-07-31	Not Started	—	$2,150.00	Caution underweight deposit (short $100.00)
5527 W Western Star Blvd, Laveen Village, AZ Shayna Moratt $2,900.00/mo	70d 2026-07-31	Not Started	—	$4,000.00	—
9820 N Central Ave, Unit 331, Phoenix, AZ Ethan Eckhard, Hala Monsour $1,700.00/mo	70d 2026-07-31	Approved	—	$3,100.00	—
18036 W Thistle Landing Dr, Goodyear, AZ Lindsay Mcwhirter, Michael Mcwhirter $2,350.00/mo	70d 2026-07-31	Not Started	—	$2,600.00	Caution underweight deposit (short $150.00)
16210 West Yavapai Street, Goodyear, AZ Francisco Tagle, Samantha Pava $2,400.00/mo	70d 2026-07-31	Approved	Awaiting Signature2026-05-20	$2,500.00	Caution underweight deposit (short $300.00)
8328 W Forest Grove Ave, Tolleson, AZ Justin Sherman, Jenefer Pollette Sherman $2,195.00/mo	70d 2026-07-31	Not Started	—	$3,095.00	—
8906 W Hess St, Tolleson, AZ Ghazal Kassem, Shammo Khalaf, Khalaf Khalaf, +2 more $1,800.00/mo	70d 2026-07-31	Needs Inspection	—	$2,200.00	—
7144 N 66th Dr, Unit 102, Glendale, AZ Roseann Soto Rivas $895.00/mo	70d 2026-07-31	Needs Inspection	—	$400.00	Caution 7 five-day notices (PandaDoc), underweight deposit (short $895.00)
13714 West Berridge Lane, Litchfield Park, AZ Joseph Andreasen, Sydney Marie Andreasen $1,900.00/mo	70d 2026-07-31	Revision Review	—	$2,300.00	—
3346 W Sousa Dr, Anthem, AZ Emily Lauren Bailey, Paul D Bailey $2,150.00/mo	70d 2026-07-31	Not Started	—	$2,550.00	—
91–120 days19 leases · $41,570.00/mo at risk
13540 W Ocotillo Ln, Surprise, AZ David Blake, Lynn Blake $1,750.00/mo	101d 2026-08-31	Needs Inspection	—	$1,600.00	Caution underweight deposit (short $550.00)
21975 W Casey Ln, Buckeye, AZ Jenifer Caldwell $1,500.00/mo	101d 2026-08-31	Needs Inspection	—	$1,350.00	Caution underweight deposit (short $550.00)
22010 W Cantilever St, Buckeye, AZ Lawrence Hopper, Heather Rigg, Shaina Rigg, +1 more $1,995.00/mo	101d 2026-08-31	Needs Inspection	—	$1,950.00	Caution underweight deposit (short $445.00)
4425 N Village St, Buckeye, AZ Jennifer Cross $1,900.00/mo	101d 2026-08-31	Needs Inspection	—	$2,150.00	Caution underweight deposit (short $150.00)
19573 West Morning Glory Street, Buckeye, AZ Derreck Wayne Rice $2,200.00/mo	101d 2026-08-31	Needs Inspection	—	$2,550.00	Caution underweight deposit (short $50.00)
20005 W Wilson St, Buckeye, AZ Katz Robenson Philogene, Charles Michael Rorie $2,195.00/mo	101d 2026-08-31	Needs Inspection	—	$2,700.00	—
25754 W St Catherine Ave, Buckeye, AZ Janiece Rochele Esteen, Sylvia Villgas Ruloma, Clarissa Yvette Esteen $1,500.00/mo	101d 2026-08-31	Needs Inspection	—	$1,950.00	—
28370 North Cactus Flower Circle, San Tan Valley, AZ Michele Follis, Anthony Maniscalco $2,450.00/mo	101d 2026-08-31	Needs Inspection	—	$3,100.00	—
3013 S 159th Ln, Goodyear, AZ Cordie Foreman $1,850.00/mo	101d 2026-08-31	Needs Inspection	—	$2,200.00	Caution underweight deposit (short $50.00)
11768 W Flanagan St, Avondale, AZ Michele Gonzalez, Larry Gonzalez $1,995.00/mo	101d 2026-08-31	Needs Inspection	—	$2,395.00	—
12306 West Orange Drive, Litchfield Park, AZ Anita Oraha, Eve Ewaz $1,850.00/mo	101d 2026-08-31	Needs Inspection	—	$3,250.00	—
8404 W Holly St, Phoenix, AZ Montre Smith, Breyanna Powell $1,800.00/mo	101d 2026-08-31	Needs Inspection	—	$2,150.00	Caution underweight deposit (short $50.00)
4605 N Clear Creek Dr, Litchfield Park, AZ Jacob Lefler, Megan Lefler $2,450.00/mo	101d 2026-08-31	Needs Inspection	—	$3,350.00	—
Hidden Valley Cave Creek Ludwig Ibarra, William Ibarra $2,750.00/mo	101d 2026-08-31	Needs Inspection	—	$3,150.00	—
2417 N 142nd Ave, Goodyear, AZ MICHEL DAVID WATERS, Dale Waters, Courtney Waters $2,495.00/mo	101d 2026-08-31	Needs Inspection	—	$3,250.00	—
15885 W Apache St, Goodyear, AZ Sam Geeding, Christina Carrillo $2,095.00/mo	101d 2026-08-31	Needs Inspection	—	$2,595.00	—
17303 W Carmen Dr, Surprise, AZ Michael Kevin Wright, Daylon Xavier Mitchell, Kenyatta Kentwon Mitchell, +1 more $2,600.00/mo	101d 2026-08-31	Needs Inspection	—	$3,100.00	—
2402 East 5th Street, #1668, Tempe, AZ Donald Karcie, Rebecca Karcie $3,500.00/mo	101d 2026-08-31	Needs Inspection	—	$2,000.00	Caution underweight deposit (short $1,900.00)
21063 West Sunrise Lane, Buckeye, AZ Lynda Scott $2,695.00/mo	102d 2026-09-01	Needs Inspection	—	$3,395.00	—

Renew with caution

8 high-priority renewal(s). Criteria: >6 late pays, >3 five-day notices, >5 HOA fines, >10 work orders, GTFO tag, or deposit shortfall >= $500.

Property	Ends	Reason(s)
31–60 days1 lease · $1,800.00/mo at risk
17625 W East Wind Ave, Goodyear, AZ Sharon Page $1,800.00/mo	39d 2026-06-30	Caution underweight deposit (short $675.00)
61–90 days4 leases · $6,095.00/mo at risk
7144 N 66th Dr, Unit 102, Glendale, AZ Roseann Soto Rivas $895.00/mo	70d 2026-07-31	Caution 7 five-day notices (PandaDoc), underweight deposit (short $895.00)
12503 W Windsor Blvd, Litchfield Park, AZ Douglas Worley $2,100.00/mo	70d 2026-07-31	Caution underweight deposit (short $1,400.00)
13913 N 3rd Ave, El Mirage, AZ Christopher Dellisola $1,000.00/mo	70d 2026-07-31	Caution underweight deposit (short $1,400.00)
17612 W Buchanan St, Goodyear, AZ Jennie Mercer, Brad Mercer $2,100.00/mo	70d 2026-07-31	Caution underweight deposit (short $600.00)
91–120 days3 leases · $6,750.00/mo at risk
13540 W Ocotillo Ln, Surprise, AZ David Blake, Lynn Blake $1,750.00/mo	101d 2026-08-31	Caution underweight deposit (short $550.00)
21975 W Casey Ln, Buckeye, AZ Jenifer Caldwell $1,500.00/mo	101d 2026-08-31	Caution underweight deposit (short $550.00)
2402 East 5th Street, #1668, Tempe, AZ Donald Karcie, Rebecca Karcie $3,500.00/mo	101d 2026-08-31	Caution underweight deposit (short $1,900.00)

Move-out pipeline

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

Total on Notice

Leaving in 30 Days

most imminent

Leaving Early

abandoning lease commitment

Monthly Rent Leaving

$22,330.00

Est. Forgone Rent

$43,499.33

from early departures

Window	Notices	Monthly rent leaving
1–30 days	7	$13,340.00
31–60 days	3	$6,640.00
61–90 days	1	$2,350.00
91–120 days	0	$0.00

Detail

Property	Ends	Status	Lease ends	Days early
1–30 days7 notices · $13,340.00/mo leaving
17875 W Westpark Blvd, Surprise, AZ Juan Morales, Charmaine Morales $2,250.00/mo	9d 2026-05-31	Active - Notice Given	2026-05-31	0d
2521 N 49th Ave, Phoenix, AZ Henry Thomas, Latoya Kelly $1,495.00/mo	9d 2026-05-31	Active - Notice Given	2026-02-28	-92d
15994 North 135th Drive, Surprise, AZ Mathew Torres, Joshua Torres $1,750.00/mo	9d 2026-05-31	Active - Notice Given	2026-02-28	-92d
2702 W Rose Ln, Phoenix, AZ Joshua Scott Stouffer, Ambrosia Renee Gambrell $1,600.00/mo	9d 2026-05-31	Active - Notice Given	2026-05-31	0d
5054 S 235th Dr, Buckeye, AZ Savannah Hermenau, Julian Cordell Harris $1,750.00/mo	9d 2026-05-31	Active - Notice Given	2026-12-31	214d early
24876 W Rosita Ave, Buckeye, AZ Ceara Morena Quintanilla, Shontrell Trevon Ryals, Aniah Nazhjae Robinson $2,500.00/mo	9d 2026-05-31	Active - Notice Given	2026-05-31	0d
14155 W Georgia Dr, Surprise, AZ Liam Burke, Breanna Burke $1,995.00/mo	30d 2026-06-21	Active - Notice Given	2027-01-31	224d early
31–60 days3 notices · $6,640.00/mo leaving
15542 N 136th Ln, Surprise, AZ Blaise Metroka, Brittany Marie Metroka $1,950.00/mo	34d 2026-06-25	Active - Notice Given	2027-02-28	248d early
15578 West Mackenzie Drive, Goodyear, AZ Miranda Jordan Palone, Destiny Dickinson, Jordan Perrin $2,395.00/mo	39d 2026-06-30	Active - Notice Given	2026-06-30	0d
15204 West Westview Drive, Goodyear, AZ Emmanuel Harris, Ericka Dukulay $2,295.00/mo	39d 2026-06-30	Active - Notice Given	2026-06-30	0d
61–90 days1 notice · $2,350.00/mo leaving
8416 East Rancho Vista Drive, Scottsdale, AZ Kevin Johnston, Natasha Johnston $2,350.00/mo	70d 2026-07-31	Active - Notice Given	2026-07-31	0d

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

2 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

Property	Term
Month-to-Month11 tenants · $15,575.63/mo
16826 W Manchester Dr, Surprise, AZ Lilian Ornelas, Emily Ornelas $1,450.00/mo	79m Term ended 2019-10-20
5741 N 43rd Ln, Glendale, AZ Ernest Romero, Dora Culling $880.63/mo	77m Term ended 2019-12-01
5515 W Clarendon Ave, Phoenix, AZ Guadalupe Guzman, Osmar Martinez $1,500.00/mo	57m Term ended 2021-07-31
7144 N 66th Dr, Unit 202, Glendale, AZ Smealy Degrate $950.00/mo	44m Term ended 2022-08-31
5201 W Country Gables Dr, Glendale, AZ Jerome Mcclinton $1,200.00/mo	34m Term ended 2023-06-30
12554 W Fairmount Ave, Avondale, AZ Alondra Diaz, Angel Diaz, Rosario Diaz, +1 more $1,800.00/mo	20m Term ended 2024-08-31
6244 W Keim Dr, Glendale, AZ Andrea Arriaga $1,450.00/mo	19m Term ended 2024-09-30
7144 N 66th Dr, Unit 101, Glendale, AZ Alfredo Tinoco Cuevas, Mayra Quintana $1,025.00/mo	6m Term ended 2025-10-31
7144 N 66th Dr, Unit 201, Glendale, AZ Adrian Gilberto Rodas $1,025.00/mo	5m Term ended 2025-11-30
13435 West Post Drive, Surprise, AZ Von Wahlstrom, Angela Wahlstrom $1,700.00/mo	1m Term ended 2026-03-31
18057 West Onyx Avenue, Waddell, AZ Jonathan David Miskin, Amber Miskin $2,595.00/mo	0m Term ended 2026-05-31
At-Will2 tenants · $3,550.00/mo
2424 N 83rd Ln, Phoenix, AZ Yusuf Aydemir, yunus kahraman $1,800.00/mo	9m Term ended 2025-07-31
4413 West Taro Drive, Glendale, AZ Bryon Roth $1,750.00/mo	1m Term ended 2026-03-31

Missing end date — needs cleanup

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

Type	Property	End date on file
Month-to-Month	1726 S 156th Ave, Goodyear, AZ Carol Kelly $2,000.00/mo	—
Month-to-Month	15159 West Monroe Street, Goodyear, AZ Bernadette Thompson, Marion Thompson, Harry Lyles, +1 more $1,900.00/mo	—
Month-to-Month	4783 W Wahalla Ln, Glendale, AZ Veroncia & Santiago Hernandez, Ramona & Santiago Jr. Lopez $2,000.00/mo	—

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	42	66.7%	↑ +4.9 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%	62.3%	↑ +5.6 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%	65.5%	↑ +11.0 pp
May	44.4%	71.4%	58.3%	↓ -13.1 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%	—	—