140 Lakeside St · Prescott, AZ 86305

$172,000

2 bd · 2.0 ba · — sqft · Other · 26 Days on market

Built 1979 Good condition ↓ 4% 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
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Once you view this cozy 2 bedroom/2 bath home, you'll swear it is larger than1248 square feet. There is a private 10 x 12 front deck and a 24 x 12 screened in back porch overlooking a seasonal lake which is a rare find in Arizona. The home was recently remodeled with all new kitchen appliances, interior/exterior paint and new flooring throughout. We added a matching Tuff Shed with a workbench for additional storage. The gas fireplace warms up the entire home on cold winter days. The $1198.00 monthly site lease includes full use of the park which has a heated swimming pool, jacuzzi spa, tennis court, pickleball, workout room, dog park and picnic facilities.

Key facts

• Seasonal lake
• Front deck
• Tuff shed

Tags

• SCREENED IN BACK PORCH
• SEASONAL LAKE
• NEW KITCHEN APPLIANCES
• NEW FLOORING
• FRONT DECK
• TUFF SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $172k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $172k).
• Recommended offer: $169k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 41% of the median local income ($80k/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.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,420 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.74%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.54×
• Total profit: $25,804
• Equity at exit: $25,646

10-year hold

• IRR: 21.0%
• Equity multiple: 2.61×
• Total profit: $77,419
• Equity at exit: $14,871

Cash invested: $48,160 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,762 medium
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $927

Break-even live

Break-even rent $1,589

Max offer price $172,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,045	-5% $986	+0% $927	+5% $867	+10% $808
Rent	-10% $708	-5% $818	+0% $927	+5% $1,036	+10% $1,145
Rate	-1.0pp $1,013	-0.5pp $970	base $927	+0.5pp $882	+1.0pp $837

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Bridge Park Pl Prescott, AZ	3.0	2.0	3000	$3,500	$1.17	45d	1	0.89mi

Listing history 18 events

1. 2026-06-21
   days on market $172,000 Active 26 DOM
2. 2026-06-18
   days on market $172,000 Active 23 DOM
3. 2026-06-17
   days on market $172,000 Active 22 DOM
4. 2026-06-16
   days on market $172,000 Active 21 DOM
5. 2026-06-15
   days on market $172,000 Active 20 DOM
6. 2026-06-14
   days on market $172,000 Active 18 DOM
7. 2026-06-13
   days on market $172,000 Active 17 DOM
8. 2026-06-10
   days on market $172,000 Active 15 DOM
9. 2026-06-09
   days on market $172,000 Active 14 DOM
10. 2026-06-08
    days on market $172,000 Active 13 DOM
11. 2026-06-07
    days on market $172,000 Active 12 DOM
12. 2026-06-05
    days on market $172,000 Active 9 DOM
13. 2026-06-02
    days on market $172,000 Active 7 DOM
14. 2026-06-01
    days on market $172,000 Active 6 DOM
15. 2026-05-31
    days on market $172,000 Active 5 DOM
16. 2026-05-30
    days on market $172,000 Active 4 DOM
17. 2026-05-07
    price $172,000 664-char remark

    Show marketing remark (664 chars)

    Once you view this cozy 2 bedroom/2 bath home, you'll swear it is larger than1248 square feet. There is a private 10 x 12 front deck and a 24 x 12 screened in back porch overlooking a seasonal lake which is a rare find in Arizona. The home was recently remodeled with all new kitchen appliances, interior/exterior paint and new flooring throughout. We added a matching Tuff Shed with a workbench for additional storage. The gas fireplace warms up the entire home on cold winter days. The $1198.00 monthly site lease includes full use of the park which has a heated swimming pool, jacuzzi spa, tennis court, pickleball, workout room, dog park and picnic facilities.

18. 2026-04-21
    listed $179,000 Active 664-char remark

    Show marketing remark (664 chars)

    Once you view this cozy 2 bedroom/2 bath home, you'll swear it is larger than1248 square feet. There is a private 10 x 12 front deck and a 24 x 12 screened in back porch overlooking a seasonal lake which is a rare find in Arizona. The home was recently remodeled with all new kitchen appliances, interior/exterior paint and new flooring throughout. We added a matching Tuff Shed with a workbench for additional storage. The gas fireplace warms up the entire home on cold winter days. The $1198.00 monthly site lease includes full use of the park which has a heated swimming pool, jacuzzi spa, tennis court, pickleball, workout room, dog park and picnic facilities.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 22 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: $33,140
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$1,658
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$5,004
• Taxable income: $8,962
• Est. tax owed @ 24.0%: −$2,151
• After-tax cash flow: $8,968/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 · 10 photos

Good 75/100 Cosmetic rehab

This cozy 2-bedroom home has been recently renovated with new appliances, flooring, and paint, making it move-in ready. The location offers access to a community pool and other amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both upgrading lighting — improves safety and ambiance
• Resale upgrading appliances — newer appliances increase appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both upgrading lighting — improves safety and ambiance ↑
• Resale upgrading appliances — newer appliances increase appeal ↑

ⓘ 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• Metro: Prescott Valley-Prescott, 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

-3.9% since first listed

3 events — show timeline

• 2026-05-26 Listed $172,000 FSBO.com
• 2026-05-07 Price Changed $172,000 FSBO.com
• 2026-04-21 Listed $179,000 FSBO.com