2050 W State Route 89a -- #374 · Cottonwood, AZ 86326

$259,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured · 10 Days on market

Built 2000 Good condition Est $309k · 16% under

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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 +14.8/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

360-A Degree Masterpiece: Rarely does a home capture the full majesty of the Verde Valley from a single Vantage point! This nearly 2,000 sq ft home offers a front-row seat to the red rocks of Sedona, the rugged Mingus Mountains and twinkling lights of Jerome. Inside, the home unfolds into a sanctuary of modern convenience and rare luxury - from the beautiful, upgraded kitchen to a peaceful dedicated sitting room/office/ den, and your own private sauna. With an oversized garage built to hold all your toys and two expansive decks designed for sunrise to sunset magic, this isn't just a home - it is ultimate lifestyle basecamp in the heart of our vibrant 55+ community.

Key facts

• Private sauna
• Expansive decks
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• DEDICATED SITTING ROOM
• PRIVATE SAUNA
• EXPANSIVE DECKS

Property features AI

Finance

• Other: Building area reported by builder
• HOA & community: Land lease (paid monthly); Land lease amount $825 per month; Association covers grounds maintenance; Community amenities: pool, community spa (heated), golf, pickleball courts, fitness center, transportation services

Exterior

• Parking: 2-car garage with garage door opener and extended length with separate storage area; 2 covered parking spaces; 1 open parking space
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Cement siding, steel frame and wood frame construction; Painted exterior; Composition roof; Home warranty included
• Exterior features: Screened-in patio(s); Exterior storage; Corner lot; Desert front landscaping; Desert back landscaping; Private maintained road; Panoramic, mountain and red rocks/boulders views; Heated spa

Interior

• Kitchen: Kitchen island; Non-laminate counters; Pantry; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity in bathroom; Eat-in kitchen; 9+ foot flat ceilings; No interior steps; Vaulted ceilings; Kitchen island; Pantry; Master bathroom with separate shower and tub; Full master bathroom; Skylights; Dual-pane windows; Accessible hallways; Fireplace
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $53 ($642/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (9.9% below list).
• Recommended offer: $233k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mountain View Preparatory School (math 30% / reading 44%, grade F, #438 of 1,109 statewide, top 41%, 403 students, 33% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 269 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,333/mo this rent would consume 49% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,338 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $309,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89a -- #320	0.17mi	3/2.0	1,960 (+2%)	2mo	$175,000	$89	86
2050 W State Route 89a -- #345	0.08mi	3/2.0	1,800 (-6%)	6mo	$240,300	$134	80
2050 W State Route 89a -- #8	0.22mi	3/2.0	1,782 (-7%)	9mo	$95,000	$53	70
2050 W State Route 89-a -- #344	0.17mi	3/2.0	1,680 (-12%)	2mo	$200,000	$119	70
401 Starlight Dr	0.40mi	3/2.0	1,904 (-1%)	13mo	$385,000	$202	69
541 Lincoln Dr	0.45mi	3/2.0	2,062 (+7%)	8mo	$375,000	$182	60
2050 Az-89a #274	0.22mi	2/2.0 (-1)	1,754 (-9%)	15mo	$165,000	$94	58
471 Celestial Dr	0.45mi	3/2.0	1,808 (-6%)	17mo	$375,000	$207	55
700 W On The Greens Blvd	0.48mi	2/2.0 (-1)	1,720 (-10%)	1mo	$277,500	$161	55
1181 Sunrise Dr	0.49mi	3/2.0	1,739 (-9%)	8mo	$345,000	$198	55
1040 Calle Tomallo --	0.68mi	3/3.0	1,716 (-11%)	1mo	$324,000	$189	46
1083 Nicklaus Dr	0.56mi	3/2.0	1,680 (-12%)	13mo	$219,900	$131	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-45,366
• Equity at exit: $38,618

10-year hold

• IRR: -18.0%
• Equity multiple: 0.15×
• Total profit: $-61,402
• Equity at exit: $22,394

Cash invested: $72,520 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 269
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $53

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 93%

Sensitivity live

Price	-10% $232	-5% $143	+0% $53	+5% $-36	+10% $-126
Rent	-10% $-131	-5% $-39	+0% $53	+5% $146	+10% $238
Rate	-1.0pp $184	-0.5pp $119	base $53	+0.5pp $-14	+1.0pp $-82

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	23d	1	0.42mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	15d	1	1.15mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	15d	1	1.19mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	15d	1	1.21mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	23d	1	1.22mi
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	15d	1	1.36mi

Listing history 8 events

1. 2026-06-21
   days on market $259,000 Active 10 DOM
2. 2026-06-18
   days on market $259,000 Active 7 DOM
3. 2026-06-17
   days on market $259,000 Active 6 DOM
4. 2026-06-16
   days on market $259,000 Active 5 DOM
5. 2026-06-15
   days on market $259,000 Active 4 DOM
6. 2026-06-14
   days on market $259,000 Active 2 DOM
7. 2026-06-13
   remarks 674-char remark
8. 2026-06-13
   listed $259,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 20 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: $28,001
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$7,535
• Taxable loss: −$3,702
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,530/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 · 12 photos

Good 80/100 Cosmetic rehab

This nearly 2,000 sq ft home offers a stunning view and modern convenience, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint can make a home more appealing
• Rental furniture — updated furniture can attract renters

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Rental furniture — updated furniture can attract renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• Metro: Prescott Valley-Prescott, 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

1 event — show timeline

• 2026-06-11 Listed $259,000 ARMLS