2104 Balboa Dr · Bullhead City, AZ 86442

$76,200

2 bd · 1.0 ba · 752 sqft · Land public records · 620 Days on market

Built 1968 3,049 sqft lot

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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
• ARV discount +7.5/15.0
• 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

FIXER UPPER !!!! SELLER DID PUT NEW FLOORING AND PAINT THRU OUT HOME. Owner Carry with large down!!

Key facts

• New flooring
• Paint throughout
• 3,049 sq ft lot

Tags

• NEW FLOORING
• PAINT THROUGHOUT

Property features AI

Finance

• Other: Zoned R1MH (single-family mobile home); Subdivision: Riviera Mobile Gardens

Exterior

• Utilities: Public water; Public sewer; 220-volt electric service; Electricity and natural gas available
• Home design: Manufactured home (single-wide); Residential property
• Exterior features: Back yard with chain link fencing; Metal roof; Entry from dining/casual area and open kitchen

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Multiple cooling units
• Interior features: Open floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $76k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $527 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 620 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $76k implies a 69% gain — meaningful room to come down on a strong offer.

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 $67,056 (12.0% below list)

Questions for the listing agent

1. It's been on market 620 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.41%
• DSCR: 2.04
• GRM: 5.3

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: 13.0%
• Equity multiple: 1.50×
• Total profit: $10,679
• Equity at exit: $11,362

10-year hold

• IRR: 19.5%
• Equity multiple: 2.41×
• Total profit: $29,987
• Equity at exit: $6,588

Cash invested: $21,336 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$400
• Tax est. 1.5%: −$95 /mo · $1,143/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $416

Break-even live

Break-even rent $667

Max offer price $76,200

Occupancy floor 60%

Sensitivity live

Price	-10% $469	-5% $442	+0% $416	+5% $390	+10% $364
Rent	-10% $322	-5% $369	+0% $416	+5% $463	+10% $510
Rate	-1.0pp $455	-0.5pp $436	base $416	+0.5pp $396	+1.0pp $376

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: $19,050
• Closing costs: $2,286
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	14d	1	0.12mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	14d	1	0.12mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	14d	1	0.13mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	14d	1	0.22mi
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	14d	1	0.40mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	8d	1	0.76mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	14d	1	0.83mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	2d	5	0.90mi
2460 Lakeside Dr Bullhead City, AZ	2.0	2.0	1061	$1,300	$1.23	14d	1	0.91mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	13d	1	0.94mi
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	2d	1	0.95mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	14d	1	1.02mi
1235 Navajo Dr Bullhead City, AZ	2.0	1.0	800	$925	$1.16	14d	1	1.12mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	14d	1	1.16mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	2d	1	1.16mi
1277 Navajo Dr Unit 10 Bullhead City, AZ	2.0	1.0	800	$850	$1.06	14d	1	1.17mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	2d	1	1.17mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	14d	1	1.18mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	14d	1	1.19mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	14d	1	1.26mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	21d	1	1.28mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	1.28mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	21d	1	1.28mi
1066 Mobile Ln Bullhead City, AZ	2.0	2.0	931	$1,250	$1.34	14d	1	1.38mi
2288 Kaibab Dr Bullhead City, AZ	2.0	1.0	768	$1,400	$1.82	14d	1	1.38mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	21d	1	1.44mi
1190 Ramar Rd Unit F52 Bullhead City, AZ	2.0	1.0	846	$1,000	$1.18	14d	1	1.44mi
1190 Ramar Rd Unit C21 Bullhead City, AZ	2.0	2.0	858	$1,200	$1.40	14d	1	1.44mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	14d	1	1.48mi

Listing history 27 events

1. 2026-06-17
   days on market $76,200 Active 620 DOM
2. 2026-06-16
   days on market $76,200 Active 619 DOM
3. 2026-06-15
   days on market $76,200 Active 618 DOM
4. 2026-06-14
   days on market $76,200 Active 616 DOM
5. 2026-06-13
   days on market $76,200 Active 615 DOM
6. 2026-06-10
   days on market $76,200 Active 613 DOM
7. 2026-06-09
   days on market $76,200 Active 612 DOM
8. 2026-06-08
   days on market $76,200 Active 611 DOM
9. 2026-06-07
   days on market $76,200 Active 610 DOM
10. 2026-06-05
    days on market $76,200 Active 607 DOM
11. 2026-06-02
    days on market $76,200 Active 605 DOM
12. 2026-06-01
    days on market $76,200 Active 604 DOM
13. 2026-05-31
    days on market $76,200 Active 603 DOM
14. 2026-05-30
    days on market $76,200 Active 602 DOM
15. 2026-03-14
    price $76,200
16. 2026-01-03
    price $76,300
17. 2025-11-24
    price $76,500
18. 2025-10-03
    price $77,000
19. 2025-09-11
    price $77,500
20. 2025-08-29
    price $78,600
21. 2025-08-23
    price $78,700
22. 2025-06-15
    price $79,000
23. 2025-05-17
    price $86,500
24. 2025-05-03
    status Active
25. 2025-01-15
    price $89,000
26. 2024-10-02
    listed $94,900 Active
27. 2006-09-01
    soldstatus $45,000

ⓘ 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 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: $14,321
• − Mortgage interest: −$4,268
• − Property taxes: −$1,143
• − Insurance: −$381
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,217
• Taxable income: $4,020
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,029/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

+69.3% since first listed

13 events — show timeline

• 2026-03-14 Price Changed $76,200 WARDEX
• 2026-01-03 Price Changed $76,300 WARDEX
• 2025-11-24 Price Changed $76,500 WARDEX
• 2025-10-03 Price Changed $77,000 WARDEX
• 2025-09-11 Price Changed $77,500 WARDEX
• 2025-08-29 Price Changed $78,600 WARDEX
• 2025-08-23 Price Changed $78,700 WARDEX
• 2025-06-15 Price Changed $79,000 WARDEX
• 2025-05-17 Price Changed $86,500 WARDEX
• 2025-05-03 Relisted — WARDEX
• 2025-01-15 Price Changed $89,000 WARDEX
• 2024-10-02 Listed $94,900 WARDEX
• 2006-09-01 Sold (Public Records) $45,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $152 · +3.3% YoY. Source: county tax records.