261 Long Ave · Bullhead City, AZ 86442

$100,000

2 bd · 1.0 ba · 628 sqft · Land public records · 49 Days on market

Built 1962 5,000 sqft lot

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this unique opportunity! The property has been PRICED at LAND VALUE with an adjustment to remove the existing manufactured home. Or, after incorporating sweat equity, you can enjoy earnings from renting out the existing unit as it is GRANDFATHERED IN as RESIDENTIAL USE but REZONED C2. The manufactured home, built in 1962 at just over 1000 square feet, has two bedrooms, one bathroom, and a convenient garage. If removed, the C2 Zoning leaves endless opportunities. Don t miss out inquire today!

Key facts

• New privacy fence
• New exterior paint
• 5,000 sq ft lot

Tags

• REZONED C2 GENERAL COMMERCIAL
• DETACHED LAUNDRY FACILITIES
• NEW EXTERIOR PAINT
• NEW PRIVACY FENCE
• CLOSE TO COMMUNITY PARK
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Other: Zoning: C2 General Commercial; Lot dimensions approximately 50 x 100 (0.11 acres); Directions: From Hwy. 95 go west on 5th St., turn left on Long Ave.; property is on the right.

Exterior

• Parking: Detached garage (2 spaces); Carport (3 spaces); RV access/parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (single wide); Residential property
• Construction: Membrane roof
• Exterior features: Chain link fencing; No pool

Interior

• Kitchen: Gas oven; Gas range; Laminate counters
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Wall/window air conditioning units
• Interior features: Laminate counters; Gas oven; Gas range; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.7% in Bullhead 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 31% of the median local income ($48k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $100k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $4,557
• Equity at exit: $14,910

10-year hold

• IRR: 11.1%
• Equity multiple: 1.76×
• Total profit: $21,221
• Equity at exit: $8,646

Cash invested: $28,000 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $384

Break-even live

Break-even rent $755

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Lee Ave Bullhead City, AZ	2.0	1.0	675	$1,100	$1.63	13d	1	0.20mi
125 Lee Ave #106 Bullhead City, AZ	1.0	1.0	600	$995	$1.66	13d	1	0.29mi
441 Moser Ave Bullhead City, AZ	1.0–3.0	1.0–2.0	883	$1,650	$1.87	13d	3	0.37mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 49 DOM
2. 2026-06-17
   days on market $100,000 Active 48 DOM
3. 2026-06-16
   days on market $100,000 Active 47 DOM
4. 2026-06-15
   days on market $100,000 Active 46 DOM
5. 2026-06-14
   days on market $100,000 Active 44 DOM
6. 2026-06-13
   days on market $100,000 Active 43 DOM
7. 2026-06-10
   days on market $100,000 Active 41 DOM
8. 2026-06-09
   days on market $100,000 Active 40 DOM
9. 2026-06-08
   days on market $100,000 Active 39 DOM
10. 2026-06-07
    days on market $100,000 Active 38 DOM
11. 2026-06-05
    days on market $100,000 Active 35 DOM
12. 2026-06-02
    days on market $100,000 Active 33 DOM
13. 2026-06-01
    days on market $100,000 Active 32 DOM
14. 2026-05-31
    days on market $100,000 Active 31 DOM
15. 2026-05-30
    days on market $100,000 Active 30 DOM
16. 2026-05-19
    price $100,000
17. 2026-04-29
    listed $125,000 Active
18. 2023-03-08
    soldstatus $60,000 Closed 509-char remark

    Show marketing remark (509 chars)

    Welcome to this unique opportunity! The property has been PRICED at LAND VALUE with an adjustment to remove the existing manufactured home. Or, after incorporating sweat equity, you can enjoy earnings from renting out the existing unit as it is GRANDFATHERED IN as RESIDENTIAL USE but REZONED C2. The manufactured home, built in 1962 at just over 1000 square feet, has two bedrooms, one bathroom, and a convenient garage. If removed, the C2 Zoning leaves endless opportunities. Don t miss out inquire today!

19. 2023-03-08
    soldstatus $60,000

    Show marketing remark (509 chars)

    Welcome to this unique opportunity! The property has been PRICED at LAND VALUE with an adjustment to remove the existing manufactured home. Or, after incorporating sweat equity, you can enjoy earnings from renting out the existing unit as it is GRANDFATHERED IN as RESIDENTIAL USE but REZONED C2. The manufactured home, built in 1962 at just over 1000 square feet, has two bedrooms, one bathroom, and a convenient garage. If removed, the C2 Zoning leaves endless opportunities. Don t miss out inquire today!

20. 2023-02-12
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Welcome to this unique opportunity! The property has been PRICED at LAND VALUE with an adjustment to remove the existing manufactured home. Or, after incorporating sweat equity, you can enjoy earnings from renting out the existing unit as it is GRANDFATHERED IN as RESIDENTIAL USE but REZONED C2. The manufactured home, built in 1962 at just over 1000 square feet, has two bedrooms, one bathroom, and a convenient garage. If removed, the C2 Zoning leaves endless opportunities. Don t miss out inquire today!

21. 2023-02-08
    listed $59,900 Active 509-char remark

    Show marketing remark (509 chars)

    Welcome to this unique opportunity! The property has been PRICED at LAND VALUE with an adjustment to remove the existing manufactured home. Or, after incorporating sweat equity, you can enjoy earnings from renting out the existing unit as it is GRANDFATHERED IN as RESIDENTIAL USE but REZONED C2. The manufactured home, built in 1962 at just over 1000 square feet, has two bedrooms, one bathroom, and a convenient garage. If removed, the C2 Zoning leaves endless opportunities. Don t miss out inquire today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $367 · $31/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$293/yr (+$24/mo · 80.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°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: $14,891
• − Mortgage interest: −$5,602
• − Property taxes: −$367
• − Insurance: −$500
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,909
• Taxable income: $3,131
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,853/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.

Schools (NCES district)

• District: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D Housing A+ Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

+66.9% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $100,000 WARDEX
• 2026-04-29 Listed $125,000 WARDEX
• 2023-03-08 Sold (Public Records) $60,000 Public Records
• 2023-03-08 Sold (MLS) $60,000 WARDEX
• 2023-02-12 Pending — WARDEX
• 2023-02-08 Listed $59,900 WARDEX

Property tax history

+1.5%/yr

Latest (2025): $367 · +20.1% YoY. Source: county tax records.