601 Beachcomber Blvd #363 · Lake Havasu City, AZ 86403

$89,000

2 bd · 2.0 ba · 728 sqft · Manufactured · 91 Days on market

Built 2023 Poor condition 17 ac lot $122/sqft · 55% below area ↓ 50% 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
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND. A true steal at just $99K! This brand-new, never-lived-in 2-bedroom, 2-bath home offers modern comfort in the highly desirable Beachcomber Estates. Designed with a smart split floor plan for privacy and flow, this home features natural gas appliances, energy-efficient Low-E windows, upgraded insulation with 6'' walls, and durable vinyl flooring throughout for easy living and long-term savings. Outside, enjoy a covered RV carport, perfect for parking, toys, or shaded outdoor space. Residents love the resort-style amenities including a pool, spa, and clubhouse that make every day feel like a getaway. Water, sewer, and trash are conveniently included in the land lease. Whether you're looking for a full-time home or a low-maintenance retreat, this move-in-ready gem delivers incredible value in a prime community, don't miss it!!

Key facts

• Covered rv carport
• Pool
• Upgraded insulation

Tags

• NATURAL GAS APPLIANCES
• ENERGY-EFFICIENT LOW-E WINDOWS
• UPGRADED INSULATION
• COVERED RV CARPORT
• RESORT-STYLE AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.0% in Lake Havasu 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 387 active listings in the ZIP; 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 $615 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 + 3.4% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 B-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $199,343
• List price: $89,000
• Delta: -55.35%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Beachcomber Blvd #308	0.00mi	2/2.0	720 (-1%)	12mo	$150,000	$208	88
601 Beachcomber Blvd #311	0.00mi	2/1.0	720 (-1%)	8mo	$100,000	$139	88
601 Beachcomber Blvd #490	0.00mi	3/1.5 (+1)	720 (-1%)	4mo	$98,000	$136	88
555 Beachcomber Blvd Unit B15	0.18mi	2/2.0	755 (+4%)	5mo	$530,000	$702	81
601 Beachcomber Blvd #394	0.00mi	2/1.5	812 (+12%)	0mo	$125,000	$154	78
555 Beachcomber Blvd Unit D39	0.18mi	2/2.0	760 (+4%)	11mo	$214,000	$282	75
601 Beachcomber Blvd #384	0.00mi	2/1.5	800 (+10%)	8mo	$230,000	$288	75
555 Beachcomber Blvd #257	0.18mi	2/1.0	675 (-7%)	10mo	$225,000	$333	67
555 Beachcomber Blvd Unit D31	0.18mi	2/1.0	650 (-11%)	10mo	$200,000	$308	61
555 Beachcomber Blvd #256	0.18mi	2/1.0	620 (-15%)	3mo	$242,000	$390	61
555 Beachcomber Blvd Unit D11	0.18mi	2/1.0	648 (-11%)	15mo	$320,000	$494	57
555 Beachcomber Blvd Unit D38	0.18mi	2/2.0	800 (+10%)	23mo	$270,000	$338	56

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $14,139
• Equity at exit: $13,270

10-year hold

• IRR: 23.2%
• Equity multiple: 3.04×
• Total profit: $50,797
• Equity at exit: $7,695

Cash invested: $24,920 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 387
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $439

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 62%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   status $89,000 Pending 91 DOM
2. 2026-06-10
   days on market $89,000 Active 91 DOM
3. 2026-06-09
   days on market $89,000 Active 90 DOM
4. 2026-06-08
   days on market $89,000 Active 89 DOM
5. 2026-06-07
   pricestatusdays on market $89,000 Active 88 DOM
6. 2026-02-25
   listed $99,000 Active 851-char remark

   Show marketing remark (851 chars)

   ON LEASED LAND. A true steal at just $99K! This brand-new, never-lived-in 2-bedroom, 2-bath home offers modern comfort in the highly desirable Beachcomber Estates. Designed with a smart split floor plan for privacy and flow, this home features natural gas appliances, energy-efficient Low-E windows, upgraded insulation with 6'' walls, and durable vinyl flooring throughout for easy living and long-term savings. Outside, enjoy a covered RV carport, perfect for parking, toys, or shaded outdoor space. Residents love the resort-style amenities including a pool, spa, and clubhouse that make every day feel like a getaway. Water, sewer, and trash are conveniently included in the land lease. Whether you're looking for a full-time home or a low-maintenance retreat, this move-in-ready gem delivers incredible value in a prime community, don't miss it!!

7. 2025-11-12
   price $109,000
8. 2025-10-21
   status Active
9. 2025-09-21
   status Active
10. 2025-09-21
    price $112,000
11. 2025-08-15
    listed $115,000 Active
12. 2025-06-17
    price $119,000
13. 2025-05-09
    listed $124,000 Active
14. 2025-03-19
    price $129,900
15. 2025-01-25
    listed $139,900 Active
16. 2024-10-10
    price $159,000
17. 2024-09-19
    price $169,000
18. 2024-09-01
    listed $179,900 Active
19. 2024-02-01
    price $182,000
20. 2023-09-03
    status Active
21. 2023-08-12
    historical
22. 2023-06-15
    listed $199,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°F today · 15 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: $16,011
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,589
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,285/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in exterior, interior, and HVAC systems are necessary to increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Roof — General condition suggests potential issues
• Major Flooring — Exposed subflooring and potential water damage
• Major Interior walls/paint — Paint peeling and general wear
• Major HVAC/mechanicals — General condition suggests potential issues
• Major Landscaping — Overgrown vegetation and general lack of maintenance

Value-add opportunities

• Resale New exterior siding — Improves curb appeal and property value
• Resale New roof — Enhances structural integrity and longevity
• Resale New flooring — Improves living conditions and property value
• Resale Interior paint — Enhances the home's appearance and value
• Resale HVAC system — Ensures comfort and energy efficiency
• Resale Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Roof · General condition suggests potential issues	Major	$15,000–50,000
Flooring · Exposed subflooring and potential water damage	Major	$15,000–50,000
Interior walls/paint · Paint peeling and general wear	Major	$15,000–50,000
HVAC/mechanicals · General condition suggests potential issues	Major	$15,000–50,000
Landscaping · Overgrown vegetation and general lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New exterior siding — Improves curb appeal and property value ↑
• Resale New roof — Enhances structural integrity and longevity ↑
• Resale New flooring — Improves living conditions and property value ↑
• Resale Interior paint — Enhances the home's appearance and value ↑
• Resale HVAC system — Ensures comfort and energy efficiency ↑
• Resale Landscaping — Enhances curb appeal and property 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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• 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

-50.3% since first listed

17 events — show timeline

• 2026-02-25 Listed $99,000 LHAR
• 2025-11-12 Price Changed $109,000 LHAR
• 2025-10-21 Relisted — LHAR
• 2025-09-21 Relisted — LHAR
• 2025-09-21 Price Changed $112,000 LHAR
• 2025-08-15 Listed $115,000 LHAR
• 2025-06-17 Price Changed $119,000 LHAR
• 2025-05-09 Listed $124,000 LHAR
• 2025-03-19 Price Changed $129,900 LHAR
• 2025-01-25 Listed $139,900 LHAR
• 2024-10-10 Price Changed $159,000 LHAR
• 2024-09-19 Price Changed $169,000 LHAR
• 2024-09-01 Listed $179,900 LHAR
• 2024-02-01 Price Changed $182,000 LHAR
• 2023-09-03 Relisted — LHAR
• 2023-08-12 Delisted — LHAR
• 2023-06-15 Listed $199,000 LHAR