500 Terrace Dr · Bullhead City, AZ 86442

$152,000

3 bd · 2.0 ba · 1,150 sqft · Land public records · 11 Days on market

Built 1989 7,405 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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

HANDYMAN SPECIAL!! Opportunity knocks with this 3 bedroom, 2 bathroom home just minutes from the river! Situated on a corner lot of approximately 0.17 acres, this property is the perfect fixer upper for an investor or buyer ready to make it their own. The home features a functional layout, covered single carport, and an attached workshop offering extra space for storage, hobbies, or projects. With great bones and tons of potential, this property is ready for your vision and updates. Whether you are looking for a primary residence, rental, or weekend river getaway, this is your chance to get into a great location at an affordable price. Don t miss the potential this property has to offer!

Key facts

• Attached workshop
• Great location
• Corner lot

Tags

• CORNER LOT
• COVERED SINGLE CARPORT
• ATTACHED WORKSHOP
• GREAT LOCATION

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured residential home (double wide); Single-story
• Construction: Shingle roof; Other construction materials
• Exterior features: Chain link fencing; Corner lot; Level lot; Has a view

Interior

• Kitchen: Laminate countertops; Breakfast bar
• Bedrooms: Double-wide manufactured home layout (bedroom count not specified)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Laminate countertops; Breakfast bar; Total of 5 rooms
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $152k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Cap rate 9.0% 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; 40 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 39% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $152,000

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 8.0

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-7,406
• Equity at exit: $22,664

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $3,616
• Equity at exit: $13,142

Cash invested: $42,560 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$797
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $344

Break-even live

Break-even rent $1,144

Max offer price $152,000

Occupancy floor 73%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	13d	1	0.08mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	13d	1	0.09mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	20d	1	0.17mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	20d	1	0.17mi
437 Riverfront Dr Unit 6 Bullhead City, AZ	2.0	1.5	1392	$2,400	$1.72	20d	1	0.17mi
437 Riverfront Dr #5 Bullhead City, AZ	2.0	2.0	1362	$2,600	$1.91	20d	1	0.17mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	13d	1	0.21mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	13d	1	0.22mi
652 Holly St Bullhead City, AZ	3.0	2.0	1200	$1,500	$1.25	13d	1	0.36mi
564 Holly St Bullhead City, AZ	4.0	2.0	1400	$1,900	$1.36	13d	1	0.41mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	12d	1	0.65mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	1d	5	0.66mi
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	1d	1	0.70mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	1d	1	0.71mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	13d	1	0.71mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	13d	1	0.86mi
335 Riverwood Ln Bullhead City, AZ	3.0	2.0	1454	$1,650	$1.13	4d	1	0.89mi
1910 Rio Grande Rd Bullhead City, AZ	3.0	2.0	1296	$1,500	$1.16	12d	1	0.92mi
3730 Desert Marina Dr #16 Laughlin, NV	2.0	1.0	810	$1,405	$1.73	20d	1	0.98mi
1948 Merced Dr Bullhead City, AZ	3.0	1.0	1152	$1,000	$0.87	12d	1	0.99mi
287 Meander Dr Bullhead City, AZ	2.0	2.0	1152	$1,395	$1.21	10d	1	0.99mi
1066 Mobile Ln Bullhead City, AZ	2.0	2.0	931	$1,250	$1.34	13d	1	1.08mi
1044 Paradise Dr Bullhead City, AZ	3.0	1.5	1320	$1,450	$1.10	13d	1	1.08mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	13d	1	1.14mi
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	13d	1	1.15mi
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	13d	1	1.25mi
3400 Dry Gulch Dr Laughlin, NV	2.0	1.5–2.5	1460	$1,250	$0.86	1d	1	1.26mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	20d	1	1.26mi
1190 Ramar Rd Unit C21 Bullhead City, AZ	2.0	2.0	858	$1,200	$1.40	13d	1	1.26mi
1190 Ramar Rd Unit F52 Bullhead City, AZ	2.0	1.0	846	$1,000	$1.18	13d	1	1.26mi
1344 Park Ln Bullhead City, AZ	2.0	2.0	1400	$1,500	$1.07	13d	1	1.29mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	7d	1	1.30mi
3665 S Needles Hwy Laughlin, NV	1.0–3.0	1.0–2.0	897	$1,345	$1.50	1d	6	1.31mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	13d	1	1.32mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	13d	1	1.34mi
3550 Bay Sands Dr Laughlin, NV	1.0–2.0	1.0–2.0	820	$1,400	$1.71	10d	5	1.37mi
3550 Bay Sands Dr Laughlin, NV	1.0–2.0	1.0–2.0	820	$1,400	$1.71	23d	4	1.37mi
2212 High Dunes Ln Laughlin, NV	2.0	2.0	906	$1,225	$1.35	21d	1	1.43mi
2212 High Dunes Ln Laughlin, NV	2.0	2.0	975	$1,500	$1.54	43d	1	1.43mi
2158 High Dunes Ln Laughlin, NV	2.0	2.0	975	$1,400	$1.44	43d	1	1.44mi

Listing history 4 events

1. 2026-04-20
   status Pending

   Show marketing remark (696 chars)

   HANDYMAN SPECIAL!! Opportunity knocks with this 3 bedroom, 2 bathroom home just minutes from the river! Situated on a corner lot of approximately 0.17 acres, this property is the perfect fixer upper for an investor or buyer ready to make it their own. The home features a functional layout, covered single carport, and an attached workshop offering extra space for storage, hobbies, or projects. With great bones and tons of potential, this property is ready for your vision and updates. Whether you are looking for a primary residence, rental, or weekend river getaway, this is your chance to get into a great location at an affordable price. Don t miss the potential this property has to offer!

2. 2026-04-20
   status Pending 696-char remark

   Show marketing remark (696 chars)

   HANDYMAN SPECIAL!! Opportunity knocks with this 3 bedroom, 2 bathroom home just minutes from the river! Situated on a corner lot of approximately 0.17 acres, this property is the perfect fixer upper for an investor or buyer ready to make it their own. The home features a functional layout, covered single carport, and an attached workshop offering extra space for storage, hobbies, or projects. With great bones and tons of potential, this property is ready for your vision and updates. Whether you are looking for a primary residence, rental, or weekend river getaway, this is your chance to get into a great location at an affordable price. Don t miss the potential this property has to offer!

3. 2026-04-09
   listed $152,000 Active

   Show marketing remark (696 chars)

   HANDYMAN SPECIAL!! Opportunity knocks with this 3 bedroom, 2 bathroom home just minutes from the river! Situated on a corner lot of approximately 0.17 acres, this property is the perfect fixer upper for an investor or buyer ready to make it their own. The home features a functional layout, covered single carport, and an attached workshop offering extra space for storage, hobbies, or projects. With great bones and tons of potential, this property is ready for your vision and updates. Whether you are looking for a primary residence, rental, or weekend river getaway, this is your chance to get into a great location at an affordable price. Don t miss the potential this property has to offer!

4. 2026-04-09
   listed $152,000 Active 696-char remark

   Show marketing remark (696 chars)

   HANDYMAN SPECIAL!! Opportunity knocks with this 3 bedroom, 2 bathroom home just minutes from the river! Situated on a corner lot of approximately 0.17 acres, this property is the perfect fixer upper for an investor or buyer ready to make it their own. The home features a functional layout, covered single carport, and an attached workshop offering extra space for storage, hobbies, or projects. With great bones and tons of potential, this property is ready for your vision and updates. Whether you are looking for a primary residence, rental, or weekend river getaway, this is your chance to get into a great location at an affordable price. Don t miss the potential this property has to offer!

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$484/yr (+$40/mo · 93.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°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: $18,955
• − Mortgage interest: −$8,514
• − Property taxes: −$519
• − Insurance: −$760
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,422
• Taxable income: $1,707
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,720/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

+0.0% since first listed

4 events — show timeline

• 2026-04-20 Pending — LHAR
• 2026-04-20 Pending — WARDEX
• 2026-04-09 Listed $152,000 LHAR
• 2026-04-09 Listed $152,000 WARDEX

Property tax history

+2.0%/yr

Latest (2025): $519 · +3.3% YoY. Source: county tax records.