9122 Riverside Dr #2 · Cienega Springs, AZ 85344

$119,000

1 bd · 1.0 ba · 480 sqft · Townhouse public records · 12 Days on market

Built 1961 280 sqft lot $125/mo HOA · 8% of rent

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPORTS VALLEY TOWNHOMES! Must See to Appreciate! Remodeled Nicer than most of the units in this Association! 2nd Unit- Closest to the River! Plenty of exterior parking for your Truck, Car or Boat. Located close to the Public Launch Ramp- Walk to convenience store or JA Johnny's Restaurant and Pizza Place!

Key facts

• Boat parking
• Open living area
• Common courtyard

Tags

• FULLY FURNISHED
• OPEN LIVING AREA
• COMMON COURTYARD
• CONVENIENT PARKING
• BOAT PARKING
• SHORT TERM RENTAL HISTORY

Property features AI

Finance

• Other: Directions: Hwy 95 / Business Loop 95 - Riverside Dr. go about 1 mile Up Stream and townhomes will be on your left.; Subdivision: Sports Valley; Cross street: Moovalya Estates Dr
• HOA & community: Homeowners association with a $125 monthly fee; Sidewalks in the community

Exterior

• Parking: No designated parking listed
• Utilities: 200+ Amp electric service; Public sewer
• Home design: Residential townhouse; High-density residential zoning (PA-R-3)
• Construction: Block and stucco construction
• Exterior features: No additional exterior features listed; Block and wrought iron fencing; Shingle roof; Level lot; Has a view

Interior

• Kitchen: Breakfast bar; Electric water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Wall/window air conditioning units
• Interior features: Vaulted ceilings; Breakfast bar; Ceiling fans; Open floor plan; Window coverings; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $119k.

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 ($2k rent vs $119k).
• Cap rate 10.2% vs local median 2.2% in Cienega Springs — 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 63/100 on livability (#107 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; list at $119k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.29% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $60,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9122 Riverside Dr #19	0.00mi	1/1.0	420 (-12%)	2mo	$52,500	$125	78

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,215
• Equity at exit: $17,743

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $36,159
• Equity at exit: $10,289

Cash invested: $33,320 (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 85344

• Active inventory: 147
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$50
• HOA: −$125
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $384

Break-even live

Break-even rent $1,047

Max offer price $119,000

Occupancy floor 70%

Sensitivity live

Price	-10% $452	-5% $418	+0% $384	+5% $351	+10% $317
Rent	-10% $263	-5% $324	+0% $384	+5% $445	+10% $505
Rate	-1.0pp $444	-0.5pp $415	base $384	+0.5pp $353	+1.0pp $322

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 9 events

1. 2026-06-02
   status $119,000 Pending 12 DOM
2. 2026-06-01
   days on market $119,000 Active 12 DOM
3. 2026-05-31
   days on market $119,000 Active 11 DOM
4. 2026-05-30
   days on market $119,000 Active 10 DOM
5. 2026-05-20
   listed $119,000 Active
6. 2020-06-03
   soldstatus $56,000 310-char remark

   Show marketing remark (310 chars)

   SPORTS VALLEY TOWNHOMES! Must See to Appreciate! Remodeled Nicer than most of the units in this Association! 2nd Unit- Closest to the River! Plenty of exterior parking for your Truck, Car or Boat. Located close to the Public Launch Ramp- Walk to convenience store or JA Johnny's Restaurant and Pizza Place!

7. 2020-05-12
   listed $55,000 310-char remark

   Show marketing remark (310 chars)

   SPORTS VALLEY TOWNHOMES! Must See to Appreciate! Remodeled Nicer than most of the units in this Association! 2nd Unit- Closest to the River! Plenty of exterior parking for your Truck, Car or Boat. Located close to the Public Launch Ramp- Walk to convenience store or JA Johnny's Restaurant and Pizza Place!

8. 2014-04-30
   listed $44,000
9. 2012-11-28
   soldstatus $17,500

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$441/yr (+$37/mo · 128.4%)

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

Taxation est. · year 1

• Rental income: $18,403
• − Mortgage interest: −$6,666
• − Property taxes: −$344
• − Insurance: −$595
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − HOA: −$1,500
• − Depreciation: −$3,462
• Taxable income: $2,892
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $3,917/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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Cienega Springs

• Score: 63/100
• State rank: #107
• US rank: #14934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cienega Springs, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• Rent YoY: —
• Metro: —
• 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

+580.0% since first listed

5 events — show timeline

• 2026-05-20 Listed $119,000 LHAR
• 2020-06-03 Sold (MLS) $56,000 LHAR
• 2020-05-12 Listed $55,000 LHAR
• 2014-04-30 Listed $44,000 WARDEX
• 2012-11-28 Sold (Public Records) $17,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $344 · +5.1% YoY. Source: county tax records.