1880 White Cloud Ln #17 · Prescott, AZ 86305

$82,000

2 bd · 2.0 ba · 840 sqft · SingleFamily · 266 Days on market

Built 1989 Fair condition $98/sqft · 74% below area ↓ 9% 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
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured Home Only - In a Lot Rent park with no age limitations! Well-maintained home located in a charming Prescott community with affordable Lot Rent. Lightly lived in on a seasonal basis, this residence offers a comfortable and inviting layout with 2 bedrooms and 2 full bathrooms. Features include a spacious kitchen, instant hot water system, and a screened-in porch with built-in seating, perfect for relaxing or entertaining. Mature trees provide generous shade, while a convenient storage shed provides ample space for your extras The interior has been freshly painted, and the home comes equipped with a refrigerator, stackable washer and dryer, and an additional freestanding antique cabinet. Current Lot Rent is $512/Mo plus water and sewer.

Key facts

• Built-in seating
• Screened-in porch
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• INSTANT HOT WATER SYSTEM
• SCREENED-IN PORCH
• BUILT-IN SEATING
• STORAGE SHED
• FRESHLY PAINTED

🏷️ Possibly a rental listed for sale. The $82,000 price doesn't fit this home's estimated sale value (~$311,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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, schools 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.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 2.06% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.05%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $311,365
• List price: $82,000
• Delta: -73.66%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1880 White Cloud Ln #13	0.00mi	3/2.0 (+1)	868 (+3%)	9mo	$82,500	$95	82
1606 W Iron Springs Rd	0.29mi	2/1.0	896 (+7%)	5mo	$258,000	$288	67
1694 White Oak Cir	0.34mi	2/1.0	900 (+7%)	5mo	$160,000	$178	64
1305 W Adams Ave #80	0.64mi	2/2.0	873 (+4%)	13mo	$139,000	$159	52
1305 W Adams Avenue 6	0.63mi	2/1.0	720 (-14%)	10mo	$40,000	$56	35

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.40×
• Total profit: $32,226
• Equity at exit: $12,226

10-year hold

• IRR: 40.0%
• Equity multiple: 4.39×
• Total profit: $77,943
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $766

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 50%

Sensitivity live

Price	-10% $823	-5% $795	+0% $766	+5% $738	+10% $710
Rent	-10% $633	-5% $700	+0% $766	+5% $833	+10% $900
Rate	-1.0pp $808	-0.5pp $787	base $766	+0.5pp $745	+1.0pp $723

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	14d	4	0.31mi
1717 Cottonwood Ave Prescott, AZ	1.0	1.0	600	$1,300	$2.17	14d	1	0.40mi
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	44d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $82,000 Active 266 DOM
2. 2026-06-17
   days on market $82,000 Active 265 DOM
3. 2026-06-16
   days on market $82,000 Active 264 DOM
4. 2026-06-15
   days on market $82,000 Active 263 DOM
5. 2026-06-14
   days on market $82,000 Active 261 DOM
6. 2026-06-13
   days on market $82,000 Active 260 DOM
7. 2026-06-10
   days on market $82,000 Active 258 DOM
8. 2026-06-09
   days on market $82,000 Active 257 DOM
9. 2026-06-08
   days on market $82,000 Active 256 DOM
10. 2026-06-07
    days on market $82,000 Active 255 DOM
11. 2026-06-05
    days on market $82,000 Active 252 DOM
12. 2026-06-02
    days on market $82,000 Active 250 DOM
13. 2026-06-01
    days on market $82,000 Active 249 DOM
14. 2026-05-31
    days on market $82,000 Active 248 DOM
15. 2026-05-30
    days on market $82,000 Active 247 DOM
16. 2026-03-22
    status Active 756-char remark

    Show marketing remark (756 chars)

    Manufactured Home Only - In a Lot Rent park with no age limitations! Well-maintained home located in a charming Prescott community with affordable Lot Rent. Lightly lived in on a seasonal basis, this residence offers a comfortable and inviting layout with 2 bedrooms and 2 full bathrooms. Features include a spacious kitchen, instant hot water system, and a screened-in porch with built-in seating, perfect for relaxing or entertaining. Mature trees provide generous shade, while a convenient storage shed provides ample space for your extras The interior has been freshly painted, and the home comes equipped with a refrigerator, stackable washer and dryer, and an additional freestanding antique cabinet. Current Lot Rent is $512/Mo plus water and sewer.

17. 2026-03-22
    price $82,000 756-char remark

    Show marketing remark (756 chars)

    Manufactured Home Only - In a Lot Rent park with no age limitations! Well-maintained home located in a charming Prescott community with affordable Lot Rent. Lightly lived in on a seasonal basis, this residence offers a comfortable and inviting layout with 2 bedrooms and 2 full bathrooms. Features include a spacious kitchen, instant hot water system, and a screened-in porch with built-in seating, perfect for relaxing or entertaining. Mature trees provide generous shade, while a convenient storage shed provides ample space for your extras The interior has been freshly painted, and the home comes equipped with a refrigerator, stackable washer and dryer, and an additional freestanding antique cabinet. Current Lot Rent is $512/Mo plus water and sewer.

18. 2026-03-07
    historical 756-char remark

    Show marketing remark (756 chars)

    Manufactured Home Only - In a Lot Rent park with no age limitations! Well-maintained home located in a charming Prescott community with affordable Lot Rent. Lightly lived in on a seasonal basis, this residence offers a comfortable and inviting layout with 2 bedrooms and 2 full bathrooms. Features include a spacious kitchen, instant hot water system, and a screened-in porch with built-in seating, perfect for relaxing or entertaining. Mature trees provide generous shade, while a convenient storage shed provides ample space for your extras The interior has been freshly painted, and the home comes equipped with a refrigerator, stackable washer and dryer, and an additional freestanding antique cabinet. Current Lot Rent is $512/Mo plus water and sewer.

19. 2025-11-21
    price $84,900 756-char remark

    Show marketing remark (756 chars)

    Manufactured Home Only - In a Lot Rent park with no age limitations! Well-maintained home located in a charming Prescott community with affordable Lot Rent. Lightly lived in on a seasonal basis, this residence offers a comfortable and inviting layout with 2 bedrooms and 2 full bathrooms. Features include a spacious kitchen, instant hot water system, and a screened-in porch with built-in seating, perfect for relaxing or entertaining. Mature trees provide generous shade, while a convenient storage shed provides ample space for your extras The interior has been freshly painted, and the home comes equipped with a refrigerator, stackable washer and dryer, and an additional freestanding antique cabinet. Current Lot Rent is $512/Mo plus water and sewer.

20. 2025-09-10
    listed $89,900 Active 756-char remark

    Show marketing remark (756 chars)

    Manufactured Home Only - In a Lot Rent park with no age limitations! Well-maintained home located in a charming Prescott community with affordable Lot Rent. Lightly lived in on a seasonal basis, this residence offers a comfortable and inviting layout with 2 bedrooms and 2 full bathrooms. Features include a spacious kitchen, instant hot water system, and a screened-in porch with built-in seating, perfect for relaxing or entertaining. Mature trees provide generous shade, while a convenient storage shed provides ample space for your extras The interior has been freshly painted, and the home comes equipped with a refrigerator, stackable washer and dryer, and an additional freestanding antique cabinet. Current Lot Rent is $512/Mo plus water and sewer.

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $20,247
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$2,385
• Taxable income: $8,388
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $7,181/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 · 13 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with average exterior and interior walls. It has a good layout with 2 bedrooms and 2 bathrooms. Repainting the exterior siding and re-carpeting the bathrooms would significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear to be in good condition with no visible damage.
• Minor Bathroom fixtures — The fixtures appear to be in good condition with no visible damage.

Value-add opportunities

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value.
• Both Re-carpeting the bathrooms — Re-carpeting the bathrooms can improve the aesthetic appeal and increase both resale and rental value.
• Both Re-laying the parquet flooring in the kitchen — Re-laying the parquet flooring in the kitchen can improve the aesthetic appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear to be in good condition with no visible damage.	Minor	$500–3,000
Bathroom fixtures · The fixtures appear to be in good condition with no visible damage.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value. ↑
• Both Re-carpeting the bathrooms — Re-carpeting the bathrooms can improve the aesthetic appeal and increase both resale and rental value. ↑
• Both Re-laying the parquet flooring in the kitchen — Re-laying the parquet flooring in the kitchen can improve the aesthetic appeal and increase both resale and rental value. ↑

ⓘ 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

• Census place: Prescott, AZ
• 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

-8.8% since first listed

5 events — show timeline

• 2026-03-22 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $82,000 PAARMLS as Distributed by MLS Grid
• 2026-03-07 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $84,900 PAARMLS as Distributed by MLS Grid
• 2025-09-10 Listed $89,900 PAARMLS as Distributed by MLS Grid