2960 Silver Creek Rd Lot 150 · Bullhead City, AZ 86442

$89,900

2 bd · 2.0 ba · 1,500 sqft · Manufactured · 86 Days on market

Built 1989 Fair condition

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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
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a one of a kind 2 bedroom, 2 bath floor plan. You wont ever complain again about not having enough cabinet space in this home. Very unique with plenty of rooms for your guests, favorite hobbies or home office. Lots of space in this Laundry room for a small gym or 2nd office. To top this off, a large screened Arizona room was added to this beauty. This home includes a covered carport and a storage shed. Enjoy this 55+ community with pool and community center.

Key facts

• Built 1989
• Listed 86 days

Property features AI

Exterior

• Home design: Single-family property built in 1989; Approximately 1,500 square feet of living area

Interior

• Kitchen: Dishwasher; Microwave; Pantry; Refrigerator
• Flooring: Carpet
• Interior features: Island in the kitchen; Workshop space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 38% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.71% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.36%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $201,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Silver Creek Rd #174	0.07mi	3/2.0 (+1)	1,344 (-10%)	2mo	$115,000	$86	73
2960 Silver Creek Rd Rd #192	0.00mi	2/2.0	1,600 (+7%)	20mo	$25,000	$16	72
2960 Silver Creek Rd #1	0.00mi	3/3.0 (+1)	1,707 (+14%)	21mo	$110,000	$64	51
2701 Avenida Grande	0.69mi	3/2.0 (+1)	1,456 (-3%)	13mo	$278,500	$191	47
2700 Calle De Mercado	0.68mi	3/2.0 (+1)	1,344 (-10%)	3mo	$205,000	$153	43
2784 Paloma Senda	0.50mi	3/2.0 (+1)	1,344 (-10%)	18mo	$180,400	$134	39

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: 19.2%
• Equity multiple: 1.75×
• Total profit: $18,827
• Equity at exit: $13,404

10-year hold

• IRR: 25.3%
• Equity multiple: 2.90×
• Total profit: $47,836
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $595

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 56%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 Calle De Mercado Unit 10 Bullhead City, AZ	2.0	2.5	1198	$1,295	$1.08	13d	1	0.76mi
1717 El Cazador Bullhead City, AZ	3.0	2.0	1354	$1,600	$1.18	13d	1	1.01mi
2634 Discovery Rd Bullhead City, AZ	2.0	2.5	2180	$1,750	$0.80	13d	1	1.37mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	13d	13	1.43mi
2690 Sanctuary Dr Bullhead City, AZ	3.0	2.5	2180	$2,500	$1.15	21d	1	1.47mi
2440 Tapatio Dr Bullhead City, AZ	3.0	2.0	1615	$1,599	$0.99	21d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 86 DOM
2. 2026-06-17
   days on market $89,900 Active 85 DOM
3. 2026-06-16
   days on market $89,900 Active 84 DOM
4. 2026-06-15
   days on market $89,900 Active 83 DOM
5. 2026-06-14
   days on market $89,900 Active 81 DOM
6. 2026-06-13
   days on market $89,900 Active 80 DOM
7. 2026-06-10
   days on market $89,900 Active 78 DOM
8. 2026-06-09
   days on market $89,900 Active 77 DOM
9. 2026-06-08
   days on market $89,900 Active 76 DOM
10. 2026-06-07
    days on market $89,900 Active 75 DOM
11. 2026-06-05
    remarks 332-char remark
12. 2026-06-05
    days on market $89,900 Active 72 DOM
13. 2026-06-02
    days on market $89,900 Active 70 DOM
14. 2026-06-01
    days on market $89,900 Active 69 DOM
15. 2026-05-31
    days on market $89,900 Active 68 DOM
16. 2026-05-30
    days on market $89,900 Active 67 DOM
17. 2026-03-25
    listed $89,900 Active
18. 2021-09-27
    soldstatus $85,000 470-char remark

    Show marketing remark (470 chars)

    This is a one of a kind 2 bedroom, 2 bath floor plan. You wont ever complain again about not having enough cabinet space in this home. Very unique with plenty of rooms for your guests, favorite hobbies or home office. Lots of space in this Laundry room for a small gym or 2nd office. To top this off, a large screened Arizona room was added to this beauty. This home includes a covered carport and a storage shed. Enjoy this 55+ community with pool and community center.

19. 2021-08-23
    listed $90,000 470-char remark

    Show marketing remark (470 chars)

    This is a one of a kind 2 bedroom, 2 bath floor plan. You wont ever complain again about not having enough cabinet space in this home. Very unique with plenty of rooms for your guests, favorite hobbies or home office. Lots of space in this Laundry room for a small gym or 2nd office. To top this off, a large screened Arizona room was added to this beauty. This home includes a covered carport and a storage shed. Enjoy this 55+ community with pool and community center.

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 11 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: $18,472
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$2,615
• Taxable income: $6,067
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,681/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its kitchen, bathroom, exterior, and interior. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior paint — moderate wear and tear
• Moderate interior paint — moderate wear and tear
• Moderate flooring — dated and in need of replacement

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures and cabinetry — modernizing the bathroom will attract more buyers
• Both paint exterior and interior — improving the curb appeal and interior will attract more buyers and renters
• Both replace flooring — modernizing the flooring will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior paint · moderate wear and tear	Moderate	$3,000–15,000
interior paint · moderate wear and tear	Moderate	$3,000–15,000
flooring · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures and cabinetry — modernizing the bathroom will attract more buyers ↑
• Both paint exterior and interior — improving the curb appeal and interior will attract more buyers and renters ↑
• Both replace flooring — modernizing the flooring will attract more buyers and 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: 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

-0.1% since first listed

3 events — show timeline

• 2026-03-25 Listed $89,900 FSBO.com
• 2021-09-27 Sold (MLS) $85,000 WARDEX
• 2021-08-23 Listed $90,000 WARDEX