11350 Sarah Jane Ln #59 · Prescott Valley, AZ 86327

$199,950

2 bd · 2.0 ba · 1,213 sqft · SingleFamily · 355 Days on market

55+ age-restricted Built 2022 Good condition $165/sqft · at area comps Est $202k · at est. ↓ 5% 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).

• Cash flow +13.4/30.0
• ARV discount +8.1/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to effortless living in one of the Prescott areas most inviting 55+ active adult communities, just minutes from downtown Prescott and all the dining, events, and charm of the historic courthouse square. If you've been searching for an easy-living 2 bedroom, 2 bath home, this one absolutely hits the mark.Inside, you'll find an upgraded kitchen with solid-surface countertops, shaker cabinets, and stainless steel appliances, all opening seamlessly into the bright living and dining area--ideal for hosting friends or simply enjoying quiet, comfortable days at home. This truly is a move-in-ready Prescott area home with modern upgrades.Outdoor spaces are what make this home stand out. Start your mornings on the covered front porch, unwind on your private screened-in patio for year-round enjoyment, or take advantage of the white picket-fenced yard and pavered area--a perfect, low-maintenance space for pets or light outdoor living. The full-length carport shading protects your vehicles from the Arizona sun, giving you practical comfort every day.This home sits atop the pet friendly 55+ community with resort-style amenities including a clubhouse, pickleball courts, pool, and fitness room--a perfect fit for anyone seeking an active adult lifestyle. Whether you're downsizing, relocating for a simpler pace, or looking for a lock-and-leave second home, this community delivers connection, convenience, and the joy of easy living.

Key facts

• Covered front porch
• Upgraded kitchen
• Shaker cabinets

Tags

• UPGRADED KITCHEN
• SOLID-SURFACE COUNTERTOPS
• SHAKER CABINETS
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• PRIVATE SCREENED-IN PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-55 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (16.0% below list).
• Recommended offer: $168k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 405 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $1k of loan paydown is wiped out by about $6k 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 355 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,891 (16.0% 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 355 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $202,500
• List price: $199,950
• Delta: -1.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E State Route 69 #1125	0.30mi	3/2.0 (+1)	1,248 (+3%)	5mo	$130,000	$104	72
11250 E State Route 69 Unit 1128-2	0.30mi	3/2.0 (+1)	1,174 (-3%)	10mo	$150,000	$128	67
11250 E State Route 69 1152	0.38mi	2/2.0	1,180 (-3%)	17mo	$130,000	$110	64
11250 E State Route 69 #2123	0.30mi	2/2.0	1,344 (+11%)	6mo	$190,000	$141	63
11350 Sarah Jane Ln #65	0.74mi	2/2.0	1,228 (+1%)	4mo	$215,000	$175	60
2142 Jackrabbit Dr	0.62mi	2/2.0	1,380 (+14%)	5mo	$185,000	$134	44

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-35,908
• Equity at exit: $29,813

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-35,714
• Equity at exit: $17,288

Cash invested: $55,986 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 9 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $209,900 ($153/sqft)
• Median days on market: 80 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +9.4% vs 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: 405
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $2,999/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-55

Break-even live

Break-even rent $1,749

Max offer price $191,923

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $14	+0% $-55	+5% $-125	+10% $-194
Rent	-10% $-188	-5% $-122	+0% $-55	+5% $11	+10% $77
Rate	-1.0pp $45	-0.5pp $-5	base $-55	+0.5pp $-107	+1.0pp $-160

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: $49,988
• Closing costs: $5,998
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	162d	1	0.83mi
1145 Tapadero Dr Unit B-6 Dewey, AZ	2.0	2.0	1292	$1,500	$1.16	7d	1	0.97mi
11522 E Wingfoot Ct Dewey, AZ	2.0	2.0	1198	$1,900	$1.59	51d	1	1.04mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	10d	1	1.06mi
962 Fairway Dr #40 Dewey, AZ	2.0	2.0	1050	$1,750	$1.67	7d	1	1.15mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	184d	1	1.18mi
11938 Arabian Ln Unit B Dewey, AZ	1.0	1.0	700	$1,050	$1.50	0d	1	1.19mi
11938 Arabian Ln Unit C Dewey, AZ	2.0	2.0	950	$1,195	$1.26	1d	1	1.19mi
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	184d	1	1.23mi
1200 Barzona Ave #1 Dewey, AZ	2.0	2.0	1224	$1,715	$1.40	38d	1	1.23mi
1200 Barzona Ave #1 Dewey, AZ	2.0	2.0	1224	$1,715	$1.40	45d	1	1.23mi
1200 Barzona Ave #1 Dewey, AZ	2.0	2.0	1224	$1,715	$1.40	41d	1	1.23mi
927 N Old Chisholm Trl Unit C Dewey, AZ	3.0	2.0	1400	$1,500	$1.07	51d	1	1.26mi
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	184d	1	1.31mi

Listing history 50 events

1. 2026-11-08
   days on market $199,950 Active 355 DOM
2. 2026-11-07
   days on market $199,950 Active 354 DOM
3. 2026-11-06
   days on market $199,950 Active 353 DOM
4. 2026-11-05
   days on market $199,950 Active 352 DOM
5. 2026-11-04
   days on market $199,950 Active 351 DOM
6. 2026-11-02
   days on market $199,950 Active 349 DOM
7. 2026-11-01
   days on market $199,950 Active 348 DOM
8. 2026-10-31
   days on market $199,950 Active 347 DOM
9. 2026-10-30
   days on market $199,950 Active 346 DOM
10. 2026-10-29
    days on market $199,950 Active 345 DOM
11. 2026-10-28
    days on market $199,950 Active 344 DOM
12. 2026-10-27
    days on market $199,950 Active 343 DOM
13. 2026-10-26
    days on market $199,950 Active 342 DOM
14. 2026-10-25
    days on market $199,950 Active 341 DOM
15. 2026-10-24
    days on market $199,950 Active 340 DOM
16. 2026-10-23
    days on market $199,950 Active 339 DOM
17. 2026-10-22
    days on market $199,950 Active 338 DOM
18. 2026-10-21
    days on market $199,950 Active 337 DOM
19. 2026-10-20
    days on market $199,950 Active 336 DOM
20. 2026-10-20
    price $199,950 Active 335 DOM
21. 2026-10-19
    days on market $207,500 Active 335 DOM
22. 2026-10-18
    days on market $207,500 Active 334 DOM
23. 2026-10-17
    days on market $207,500 Active 333 DOM
24. 2026-10-16
    days on market $207,500 Active 332 DOM
25. 2026-10-15
    days on market $207,500 Active 331 DOM
26. 2026-10-14
    days on market $207,500 Active 330 DOM
27. 2026-10-13
    days on market $207,500 Active 329 DOM
28. 2026-10-08
    days on market $207,500 Active 328 DOM
29. 2026-10-07
    days on market $207,500 Active 327 DOM
30. 2026-10-06
    days on market $207,500 Active 326 DOM
31. 2026-10-05
    days on market $207,500 Active 325 DOM
32. 2026-10-04
    days on market $207,500 Active 324 DOM
33. 2026-10-03
    days on market $207,500 Active 323 DOM
34. 2026-10-02
    days on market $207,500 Active 322 DOM
35. 2026-10-01
    days on market $207,500 Active 321 DOM
36. 2026-09-30
    days on market $207,500 Active 320 DOM
37. 2026-09-29
    days on market $207,500 Active 319 DOM
38. 2026-09-28
    days on market $207,500 Active 318 DOM
39. 2026-09-27
    days on market $207,500 Active 317 DOM
40. 2026-09-26
    days on market $207,500 Active 316 DOM
41. 2026-09-25
    days on market $207,500 Active 315 DOM
42. 2026-09-24
    days on market $207,500 Active 314 DOM
43. 2026-09-24
    days on market $207,500 Active 313 DOM
44. 2026-09-22
    days on market $207,500 Active 312 DOM
45. 2026-09-21
    days on market $207,500 Active 311 DOM
46. 2026-09-20
    days on market $207,500 Active 310 DOM
47. 2026-09-18
    days on market $207,500 Active 308 DOM
48. 2026-09-17
    days on market $207,500 Active 307 DOM
49. 2026-09-16
    days on market $207,500 Active 306 DOM
50. 2026-09-15
    days on market $207,500 Active 305 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: $20,147
• − Mortgage interest: −$11,200
• − Property taxes: −$2,999
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$5,817
• Taxable loss: −$4,093
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $317/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 None rehab

This move-in-ready home in a desirable 55+ community offers modern upgrades and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the kitchen and bathrooms — Modern flooring can improve the overall look and feel of the home ↑
• Both Upgrading the appliances in the kitchen — Newer appliances can increase the home's value and appeal to potential buyers ↑

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%
• 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

-4.5% since first listed

2 events — show timeline

• 2026-02-13 Price Changed $209,900 PAARMLS as Distributed by MLS Grid
• 2025-11-14 Listed $219,900 PAARMLS as Distributed by MLS Grid