315 E Main St #7 · Quartzsite, AZ 85346

$35,000

1 bd · 1.0 ba · 480 sqft · Manufactured · 118 Days on market

Built 1986 1,500 sqft lot ↓ 24% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Check out this Quartzsite Gem! If you are looking for year-round home or a winter retreat this could be the one. One bedroom, one bath 12x40 Manufactured furnished home with front kitchen, large living room, a recently remodeled bathroom features walk in shower and a nice size bedroom. You will enjoy hanging out on the large, covered patio with ceramic tile flooring. Great access to laundry area on the patio. 10x15 Awning for covered parking. Storage shed. Bonus - 2026 space rent paid thru end of year. Located in Crawford's Trailer Park with easy access to Quartzsite amenities.

Key facts

• Covered parking
• Large living room
• Large covered patio

Tags

• LARGE LIVING ROOM
• RECENTLY REMODELED BATHROOM
• LARGE COVERED PATIO
• CERAMIC TILE FLOORING
• LAUNDRY AREA ON PATIO
• COVERED PARKING

Property features AI

Finance

• Other: Zoned Recreational Vehicle Park; Lot dimensions approximately 30 x 50
• HOA & community: Land is leased (located in Crawford's Trailer Park, Space 7)

Exterior

• Parking: Attached garage; Carport
• Utilities: Public water; Public sewer; Propane service; 200+ amp electric service
• Home design: Manufactured home (single wide); Residential property; Champion-built
• Construction: Metal roof; Other construction materials; Mobile home approximately 12' x 40'
• Exterior features: Deck patio/porch; Shed(s)

Interior

• Flooring: Laminate flooring
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Ceiling fan(s) for cooling; Multi-unit cooling; Has heating (details listed as none)
• Interior features: Laminate counters; Breakfast bar; Ceiling fan(s); Open floorplan; Window coverings; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($777 rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 2.3% in Quartzsite — 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 (#134 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Quartzsite Elementary District (4511) (rural): math 10% / reading 20% proficiency, ranked #405 of 501 in AZ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (5.2% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.55%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $21,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 E Rogers Pl #18	0.71mi	1/1.0	444 (-8%)	17mo	$20,000	$45	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.7%
• Equity multiple: 4.29×
• Total profit: $32,225
• Equity at exit: $20,316

10-year hold

• IRR: 51.3%
• Equity multiple: 8.83×
• Total profit: $76,756
• Equity at exit: $35,467

Cash invested: $9,800 (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 85346

• Home prices YoY: 3.6%
• Active inventory: 77
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $777 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $372

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 47%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $35,000 Active 118 DOM
2. 2026-06-18
   days on market $35,000 Active 117 DOM
3. 2026-06-17
   days on market $35,000 Active 116 DOM
4. 2026-06-16
   days on market $35,000 Active 115 DOM
5. 2026-06-15
   days on market $35,000 Active 114 DOM
6. 2026-06-14
   days on market $35,000 Active 112 DOM
7. 2026-06-13
   days on market $35,000 Active 111 DOM
8. 2026-06-10
   days on market $35,000 Active 109 DOM
9. 2026-06-09
   days on market $35,000 Active 108 DOM
10. 2026-06-08
    days on market $35,000 Active 107 DOM
11. 2026-06-07
    days on market $35,000 Active 106 DOM
12. 2026-06-03
    days on market $35,000 Active 102 DOM
13. 2026-06-02
    days on market $35,000 Active 101 DOM
14. 2026-06-01
    days on market $35,000 Active 100 DOM
15. 2026-05-31
    days on market $35,000 Active 99 DOM
16. 2026-05-30
    days on market $35,000 Active 98 DOM
17. 2026-05-14
    price $35,000
18. 2026-03-03
    price $46,000
19. 2026-02-23
    price $25,000
20. 2026-02-21
    listed $46,000 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥115°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,325
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$1,018
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,467/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: Quartzsite Elementary District (4511)
• NCES district ID: 0406780
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $37,011
• Composite: 15.96/100
• National rank: #14309
• State rank: #405 of 501 in AZ

Livability — Quartzsite

• Score: 62/100
• State rank: #134
• US rank: #16388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartzsite, AZ
• Population (ZIP): 2,358

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 17% German/W. Germanic 6%

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: ▲ 5.23%
• Current HPI: 149.5387
• 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

-23.9% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $35,000 LHAR
• 2026-03-03 Price Changed $46,000 LHAR
• 2026-02-23 Price Changed $25,000 LHAR
• 2026-02-21 Listed $46,000 LHAR