910 W Gurley St #32 · Prescott, AZ 86305

$59,900

2 bd · 1.5 ba · 896 sqft · Manufactured · 974 Days on market

Manufactured home 55+ age-restricted Built 1985 Fair condition 4,792 sqft lot $67/sqft · 24% below area Est $78k · 24% under ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.4

Listing remarks MLS

Looking for affordable retirement. Age restrictive 55 + community Pine Lawn Ranch mobile home park offers great central location, walk in distance to Prescott downtown, shopping, restaurants. This mobile home is on a leased land and offers frontage to Creek. Single wide 14 ft by 64 ft, 896 sf, built in 1985, split floor plan, 2 bedrooms, 1.5 baths, 1 car port, covered front patio, storage shed conveys. Renovated with new Vinyl flooring, updated maple cabinets, appliances including fridge, washer convey, new interior paint, new water heater. Hurry there in nothing else for sale in area. Lease land $500/month includes water, $100 mail box service fee. Owner responsible to pay APS and Unisource gas. Gas heat, swap cooler. Furniture conveys at no cost.

Key facts

• 4,792 sq ft lot
• Parking
• Built 1985

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$78,500) 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/1.5-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.3% 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); 921 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 974 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 974 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.13% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.51%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $78,500
• List price: $59,900
• Delta: -23.69%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
960 Peace Ln #75	1.06mi	2/2.0	896 (0%)	1mo	$112,000	$125	62
700 White Spar Rd #36	1.06mi	2/0.5	900 (+0%)	0mo	$63,000	$70	60
960 Peace Lane -- #55	1.06mi	2/1.0	880 (-2%)	11mo	$40,000	$45	51
837 Division St #30	0.88mi	2/2.0	896 (0%)	20mo	$79,900	$89	46
960 Peace Ln #62	1.06mi	2/1.0	950 (+6%)	10mo	$54,900	$58	45
837 Division St #32	0.88mi	2/2.0	720 (-20%)	2mo	$62,000	$86	36
700 White Spar Rd #50	1.08mi	2/2.0	768 (-14%)	4mo	$98,500	$128	36
700 White Spar Rd #22	1.08mi	2/1.0	750 (-16%)	6mo	$25,000	$33	33
689 Whipple St #9	0.93mi	2/2.0	780 (-13%)	14mo	$129,500	$166	30
837 Division St #26	0.88mi	2/2.0	980 (+9%)	24mo	$92,000	$94	28
818 Lincoln Ave	0.93mi	2/2.0	1,050 (+17%)	17mo	$240,000	$229	24
689 Whipple St #15	0.93mi	2/1.0	784 (-12%)	22mo	$132,000	$168	24

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: 31.4%
• Equity multiple: 2.28×
• Total profit: $21,460
• Equity at exit: $8,931

10-year hold

• IRR: 37.3%
• Equity multiple: 4.12×
• Total profit: $52,334
• Equity at exit: $5,179

Cash invested: $16,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $40,000 ($38/sqft)
• Median days on market: 226 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +131.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 921
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $528

Break-even live

Break-even rent $608

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $569	-5% $548	+0% $528	+5% $507	+10% $486
Rent	-10% $427	-5% $477	+0% $528	+5% $578	+10% $629
Rate	-1.0pp $558	-0.5pp $543	base $528	+0.5pp $512	+1.0pp $496

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	116d	2	0.15mi
824 W Gurley St Prescott, AZ	2.0	1.0	591	$1,375	$2.33	0d	2	0.15mi
117 Cory Ave Prescott, AZ	1.0	1.0	700	$1,269	$1.81	6d	1	0.16mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	116d	1	0.22mi
278 S Hardin St Unit C Prescott, AZ	2.0	1.0	740	$1,150	$1.55	6d	1	0.38mi
533 W Gurley St Unit 4 Prescott, AZ	1.0	1.0	690	$1,750	$2.54	6d	1	0.45mi
533 W Gurley St Unit 1 Prescott, AZ	1.0	1.5	1006	$2,000	$1.99	6d	1	0.45mi
533 W Gurley St Unit 3 Prescott, AZ	1.0	1.5	585	$1,700	$2.91	6d	1	0.45mi
533 W Gurley St Prescott, AZ	1.0	1.0	1006	$2,000	$1.99	6d	1	0.45mi
350 Rim Rock Cir #2 Prescott, AZ	2.0	2.0	1014	$1,750	$1.73	139d	1	0.61mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,400	$1.44	109d	5	0.63mi
355 Country Club Cir Prescott, AZ	2.0	1.5	858	$1,475	$1.72	0d	6	0.63mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	116d	1	0.64mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	116d	1	0.65mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	139d	1	0.65mi
538 Lincoln Ave Unit 1B Prescott, AZ	2.0	1.0	850	$1,750	$2.06	6d	1	0.66mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	139d	1	0.66mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	139d	1	0.66mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	139d	1	0.66mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	116d	1	0.67mi
720 N Walnut St Unit 01 Prescott, AZ	1.0	1.5	756	$1,750	$2.31	6d	1	0.68mi
336 Country Club Cir Unit C-1 Prescott, AZ	2.0	2.0	929	$1,575	$1.70	116d	1	0.69mi
338 Country Club Cir Unit 3 Prescott, AZ	2.0	2.0	950	$1,550	$1.63	6d	1	0.70mi
720 N Walnut St Unit 15 Prescott, AZ	2.0	2.0	1082	$2,150	$1.99	139d	1	0.71mi
1602 W Lindley Dr Unit 1602 Prescott, AZ	2.0	1.5	912	$1,800	$1.97	6d	1	0.71mi
625 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	800	$995	$1.24	6d	1	0.73mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	109d	1	0.77mi
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	139d	1	0.78mi
561 Sally Ln Prescott, AZ	2.0–3.0	2.0	1139	$2,920	$2.56	0d	20	0.79mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	139d	1	0.80mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	139d	1	0.81mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	139d	1	0.81mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,695	$1.70	6d	1	0.84mi
226 S Montezuma St Prescott, AZ	1.0	1.0	778	$1,395	$1.79	0d	1	0.84mi
195 Vallejo St Apt 3 Prescott, AZ	2.0	1.0	750	$1,425	$1.90	6d	1	0.85mi
333 W Aubrey St Apt A2 Prescott, AZ	2.0	1.0	878	$1,600	$1.82	6d	1	0.86mi
707 Lincoln Ave Unit D Prescott, AZ	2.0	1.0	750	$1,075	$1.43	6d	1	0.86mi
628 1st St Apt 2C Prescott, AZ	1.0	1.0	840	$1,100	$1.31	139d	1	0.87mi
414 W Leroux St Prescott, AZ	2.0	1.0	914	$1,995	$2.18	6d	1	0.87mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	116d	1	0.89mi

Listing history 50 events

1. 2026-09-24
   days on market $59,900 Active 974 DOM
2. 2026-09-24
   days on market $59,900 Active 973 DOM
3. 2026-09-22
   days on market $59,900 Active 972 DOM
4. 2026-09-21
   days on market $59,900 Active 971 DOM
5. 2026-09-20
   days on market $59,900 Active 970 DOM
6. 2026-09-19
   days on market $59,900 Active 969 DOM
7. 2026-09-18
   days on market $59,900 Active 968 DOM
8. 2026-09-17
   days on market $59,900 Active 967 DOM
9. 2026-09-16
   days on market $59,900 Active 966 DOM
10. 2026-09-15
    days on market $59,900 Active 965 DOM
11. 2026-09-14
    days on market $59,900 Active 964 DOM
12. 2026-09-13
    days on market $59,900 Active 963 DOM
13. 2026-09-12
    days on market $59,900 Active 962 DOM
14. 2026-09-11
    days on market $59,900 Active 961 DOM
15. 2026-09-05
    days on market $59,900 Active 955 DOM
16. 2026-09-04
    days on market $59,900 Active 954 DOM
17. 2026-09-03
    days on market $59,900 Active 953 DOM
18. 2026-08-31
    days on market $59,900 Active 950 DOM
19. 2026-08-30
    days on market $59,900 Active 949 DOM
20. 2026-08-29
    days on market $59,900 Active 948 DOM
21. 2026-08-28
    days on market $59,900 Active 947 DOM
22. 2026-08-27
    days on market $59,900 Active 946 DOM
23. 2026-08-25
    days on market $59,900 Active 944 DOM
24. 2026-08-24
    days on market $59,900 Active 943 DOM
25. 2026-08-23
    days on market $59,900 Active 942 DOM
26. 2026-08-22
    days on market $59,900 Active 941 DOM
27. 2026-08-21
    days on market $59,900 Active 940 DOM
28. 2026-08-20
    days on market $59,900 Active 939 DOM
29. 2026-08-19
    days on market $59,900 Active 938 DOM
30. 2026-08-18
    days on market $59,900 Active 937 DOM
31. 2026-08-17
    days on market $59,900 Active 936 DOM
32. 2026-08-16
    days on market $59,900 Active 935 DOM
33. 2026-08-15
    days on market $59,900 Active 934 DOM
34. 2026-08-15
    days on market $59,900 Active 933 DOM
35. 2026-08-13
    days on market $59,900 Active 932 DOM
36. 2026-08-12
    days on market $59,900 Active 931 DOM
37. 2026-08-11
    days on market $59,900 Active 930 DOM
38. 2026-08-10
    days on market $59,900 Active 929 DOM
39. 2026-08-09
    days on market $59,900 Active 928 DOM
40. 2026-08-08
    days on market $59,900 Active 927 DOM
41. 2026-08-07
    days on market $59,900 Active 926 DOM
42. 2026-08-06
    days on market $59,900 Active 925 DOM
43. 2026-08-05
    days on market $59,900 Active 924 DOM
44. 2026-08-04
    days on market $59,900 Active 923 DOM
45. 2026-08-03
    days on market $59,900 Active 922 DOM
46. 2026-07-31
    days on market $59,900 Active 919 DOM
47. 2026-07-29
    days on market $59,900 Active 917 DOM
48. 2026-07-27
    days on market $59,900 Active 915 DOM
49. 2026-07-25
    days on market $59,900 Active 913 DOM
50. 2026-07-23
    days on market $59,900 Active 911 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $15,314
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,743
• Taxable income: $5,770
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $4,948/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 Cosmetic rehab Est. rehab $4,480–$13,440 screening

This mobile home is in fair condition with cosmetic updates and some moderate repairs needed. It offers a good location and potential for value increase with exterior improvements.

Repairs flagged

• Moderate exterior siding — moderate wear

Value-add opportunities

• Both exterior painting — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and value ↑
• Both exterior siding repair — improves appearance and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Lincoln Elementary School F AZ #505/1,109 Nat'l #24,950/41,679 Middle Prescott Mile High Middle School F AZ #67/218 Nat'l #7,813/14,009

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

B Composite livability gradescore 73/100

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 · 241,389 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: 13% of renters

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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%

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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%

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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

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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

-20.1% since first listed

6 events — show timeline

• 2024-06-02 Relisted — ARMLS
• 2024-05-28 Pending — ARMLS
• 2024-04-02 Price Changed $59,900 ARMLS
• 2024-03-03 Price Changed $64,900 ARMLS
• 2024-02-12 Price Changed $69,000 ARMLS
• 2024-01-20 Listed $75,000 ARMLS