11350 Sarah Jane Ln #77 · Prescott Valley, AZ 86327

$216,900

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 135 Days on market

Manufactured home 55+ age-restricted Built 2022 Good condition $149/sqft · 44% below area Est $388k · 44% under ↓ 15% 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.7

Listing remarks MLS

55+ Community in the highly sought after Orchard Ranch NORTH Community.Don't miss this Stunning 2 Bed/2 Bath. Featuring a spacious living room with oversized windows in dining and living room, which makes the home open and bright. Kitchen features an island and beautiful stainless steel appliances. Home has lots of cabinets for storage in the kitchen and dining room. Wood laminate flooring throughout the home. The master has a Large master bath with tile walk-in shower. Office or guest bedroom and bath with shower/tub combo.Back yard is fence and includes a shed for extra storage.

Key facts

• Lots of cabinets
• Island
• Oversized windows

Tags

• OVERSIZED WINDOWS
• ISLAND
• STAINLESS STEEL APPLIANCES
• LOTS OF CABINETS
• WOOD LAMINATE FLOORING
• LARGE MASTER BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $217k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (37.6% below list).
• Recommended offer: $135k (37.6% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.0% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 319 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,301 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.62% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $387,970
• List price: $216,900
• Delta: -44.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E SR 69 -- #2120	0.25mi	2/2.0	1,344 (-8%)	12mo	$163,000	$121	66
2142 Jackrabbit Dr #2142	0.63mi	2/2.0	1,380 (-5%)	2mo	$185,000	$134	60
11250 E State Route 69 -- #1125	0.25mi	3/2.0 (+1)	1,248 (-14%)	2mo	$130,000	$104	58
2211 Dove Dr	0.41mi	2/2.0	1,333 (-8%)	12mo	$235,000	$176	57
1178 Rafter 11 Cir	0.46mi	2/2.0	1,250 (-14%)	2mo	$150,000	$120	54

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: -31.3%
• Equity multiple: -0.03×
• Total profit: $-62,518
• Equity at exit: $32,340

10-year hold

• IRR: -34.7%
• Equity multiple: -0.48×
• Total profit: $-89,627
• Equity at exit: $18,754

Cash invested: $60,732 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $239,500 ($160/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +66.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86327

• Home prices YoY: -11.8%
• Active inventory: 319
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$1,137
• Tax est. 1.5%: −$271 /mo · $3,254/yr
• Insurance: −$90
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-430

Break-even live

Break-even rent $1,897

Max offer price $154,668

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-355	+0% $-430	+5% $-505	+10% $-580
Rent	-10% $-537	-5% $-484	+0% $-430	+5% $-377	+10% $-323
Rate	-1.0pp $-321	-0.5pp $-375	base $-430	+0.5pp $-486	+1.0pp $-543

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: $54,225
• Closing costs: $6,507
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1298 Tapadero Dr Unit A Dewey, AZ	2.0	2.0	1134	$1,750	$1.54	70d	1	0.78mi
1131 Tapadero Dr Dewey, AZ	3.0	2.0	1590	$1,695	$1.07	93d	1	0.90mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	93d	1	1.00mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	93d	1	1.09mi
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	93d	1	1.19mi
887 N Cochise Dr Dewey, AZ	2.0	2.0	1544	$1,625	$1.05	70d	1	1.20mi
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	93d	1	1.27mi

Listing history 50 events

1. 2026-08-08
   days on market $216,900 Active 135 DOM
2. 2026-08-07
   days on market $216,900 Active 134 DOM
3. 2026-08-06
   days on market $216,900 Active 133 DOM
4. 2026-08-05
   days on market $216,900 Active 132 DOM
5. 2026-08-04
   days on market $216,900 Active 131 DOM
6. 2026-08-03
   days on market $216,900 Active 130 DOM
7. 2026-07-31
   days on market $216,900 Active 127 DOM
8. 2026-07-30
   days on market $216,900 Active 126 DOM
9. 2026-07-29
   days on market $216,900 Active 125 DOM
10. 2026-07-27
    days on market $216,900 Active 123 DOM
11. 2026-07-25
    days on market $216,900 Active 121 DOM
12. 2026-07-24
    days on market $216,900 Active 120 DOM
13. 2026-07-23
    days on market $216,900 Active 119 DOM
14. 2026-07-22
    days on market $216,900 Active 118 DOM
15. 2026-07-21
    days on market $216,900 Active 117 DOM
16. 2026-07-18
    days on market $216,900 Active 114 DOM
17. 2026-07-16
    days on market $216,900 Active 112 DOM
18. 2026-07-16
    days on market $216,900 Active 111 DOM
19. 2026-07-14
    days on market $216,900 Active 110 DOM
20. 2026-07-13
    days on market $216,900 Active 109 DOM
21. 2026-07-12
    days on market $216,900 Active 108 DOM
22. 2026-07-11
    days on market $216,900 Active 107 DOM
23. 2026-07-10
    days on market $216,900 Active 106 DOM
24. 2026-07-09
    days on market $216,900 Active 105 DOM
25. 2026-07-08
    days on market $216,900 Active 104 DOM
26. 2026-07-07
    days on market $216,900 Active 103 DOM
27. 2026-07-06
    days on market $216,900 Active 102 DOM
28. 2026-07-05
    days on market $216,900 Active 101 DOM
29. 2026-07-04
    days on market $216,900 Active 100 DOM
30. 2026-07-03
    days on market $216,900 Active 99 DOM
31. 2026-07-02
    days on market $216,900 Active 98 DOM
32. 2026-07-01
    days on market $216,900 Active 97 DOM
33. 2026-06-30
    days on market $216,900 Active 96 DOM
34. 2026-06-29
    days on market $216,900 Active 95 DOM
35. 2026-06-28
    days on market $216,900 Active 94 DOM
36. 2026-06-28
    days on market $216,900 Active 93 DOM
37. 2026-06-27
    days on market $216,900 Active 92 DOM
38. 2026-06-25
    days on market $216,900 Active 90 DOM
39. 2026-06-23
    days on market $216,900 Active 88 DOM
40. 2026-06-21
    days on market $216,900 Active 87 DOM
41. 2026-06-18
    days on market $216,900 Active 84 DOM
42. 2026-06-17
    days on market $216,900 Active 83 DOM
43. 2026-06-16
    days on market $216,900 Active 82 DOM
44. 2026-06-15
    days on market $216,900 Active 81 DOM
45. 2026-06-14
    days on market $216,900 Active 79 DOM
46. 2026-06-13
    days on market $216,900 Active 78 DOM
47. 2026-06-10
    days on market $216,900 Active 76 DOM
48. 2026-06-09
    days on market $216,900 Active 75 DOM
49. 2026-06-08
    days on market $216,900 Active 74 DOM
50. 2026-06-07
    days on market $216,900 Active 73 DOM

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

Taxation est. · year 1

• Rental income: $16,236
• − Mortgage interest: −$12,150
• − Property taxes: −$3,254
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$6,310
• Taxable loss: −$9,159
• Est. tax savings @ 24.0%: +$2,198
• After-tax cash flow: $-2,963/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 · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $7,280–$21,840 screening

This 2-bedroom, 2-bathroom manufactured home in a 55+ community is in good condition with cosmetic updates needed for a fresh look and increased value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Resale upgrading appliances — attracts more buyers with modern features ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mountain View Elementary School F AZ #631/1,109 Nat'l #29,743/41,679 Middle Bradshaw Mountain Middle School F AZ #78/218 Nat'l #8,497/14,009 High Bradshaw Mountain High School F AZ #222/381 Nat'l #13,991/17,239

Schools (NCES district)

• District: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

C Composite livability gradescore 62/100

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 241,389 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 10% of renters

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Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

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Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• Metro: Prescott Valley-Prescott, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-14.9% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $216,900 PAARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $230,000 PAARMLS as Distributed by MLS Grid
• 2023-11-30 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-11-13 Listed $254,900 PAARMLS as Distributed by MLS Grid
• 2023-09-14 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-09-14 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-09-13 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-06-13 Listed $254,900 PAARMLS as Distributed by MLS Grid