910 W Gurley St #32 · Prescott, AZ 86305

$59,900

2 bd · 1.5 ba · 896 sqft · Manufactured · 876 Days on market

Built 1985 Fair condition 4,792 sqft lot $67/sqft · 45% below area Est $110k · 45% under ↓ 20% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

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. Property is estate sale, sold as-is Lot 32, land lease $400/month

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 (~$109,855) 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 $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 876 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 876 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: 2.78% ✓
• Cap rate: 24.34%
• Cash-on-cash: 64.45%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (median comp): $109,855
• List price: $59,900
• Delta: -45.47%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 West St #2	0.62mi	2/1.5	800 (-11%)	23mo	$55,000	$69	34

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: 56.0%
• Equity multiple: 3.40×
• Total profit: $40,234
• Equity at exit: $8,931

10-year hold

• IRR: 60.3%
• Equity multiple: 6.42×
• Total profit: $90,849
• 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 →

ZIP-level market 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,664 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
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $834

Break-even live

Break-even rent $608

Max offer price $59,900

Occupancy floor 45%

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
• 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	21d	2	0.15mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	21d	1	0.22mi
350 Rim Rock Cir #2 Prescott, AZ	2.0	2.0	1014	$1,750	$1.73	43d	1	0.61mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,400	$1.44	13d	5	0.63mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	21d	1	0.64mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	21d	1	0.65mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	43d	1	0.65mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	43d	1	0.66mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	43d	1	0.66mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	43d	1	0.66mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	0.67mi
336 Country Club Cir Unit C-1 Prescott, AZ	2.0	2.0	929	$1,575	$1.70	21d	1	0.69mi
720 N Walnut St Unit 15 Prescott, AZ	2.0	2.0	1082	$2,150	$1.99	43d	1	0.71mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	13d	1	0.77mi
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	43d	1	0.78mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	0.80mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	43d	1	0.81mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	0.81mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	13d	1	0.84mi
628 1st St Apt 2C Prescott, AZ	1.0	1.0	840	$1,100	$1.31	43d	1	0.87mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.89mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.89mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	21d	1	0.99mi
315 S Cortez St Unit B Prescott, AZ	2.0	1.0	1050	$2,500	$2.38	43d	1	1.01mi
411 S Cortez St Prescott, AZ	1.0	1.0	754	$1,650	$2.19	43d	1	1.06mi
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	13d	1	1.07mi
304 E Goodwin St Unit 1257809P Prescott, AZ	2.0	2.0	893	$4,182	$4.68	13d	1	1.08mi
422 S Marina St Prescott, AZ	2.0	1.0	884	$1,600	$1.81	43d	1	1.11mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	43d	1	1.13mi
717 S Granite St #4 Prescott, AZ	2.0	1.5	910	$1,800	$1.98	21d	1	1.17mi
315 E Carleton St Prescott, AZ	2.0	1.0	874	$1,500	$1.72	13d	6	1.17mi
131 Whipple Extention Unit B Prescott, AZ	2.0	1.0	865	$1,400	$1.62	43d	1	1.21mi
131 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,500	$1.73	13d	1	1.21mi
415 S Alarcon St Unit C Prescott, AZ	2.0	1.0	1000	$1,700	$1.70	13d	1	1.21mi
141 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,400	$1.62	43d	1	1.21mi
701 White Spar Rd Prescott, AZ	1.0–2.0	1.0–2.0	751	$1,850	$2.46	13d	10	1.21mi
740 S Montezuma St Prescott, AZ	2.0	1.5	878	$1,500	$1.71	13d	1	1.23mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	43d	1	1.25mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	1.29mi
347 S Mount Vernon Ave Prescott, AZ	2.0	2.0	1110	$2,450	$2.21	43d	1	1.31mi

Listing history 21 events

1. 2026-06-18
   days on market $59,900 Active 876 DOM
2. 2026-06-17
   days on market $59,900 Active 875 DOM
3. 2026-06-16
   days on market $59,900 Active 874 DOM
4. 2026-06-15
   days on market $59,900 Active 873 DOM
5. 2026-06-14
   days on market $59,900 Active 871 DOM
6. 2026-06-13
   days on market $59,900 Active 870 DOM
7. 2026-06-10
   days on market $59,900 Active 868 DOM
8. 2026-06-09
   days on market $59,900 Active 867 DOM
9. 2026-06-08
   days on market $59,900 Active 866 DOM
10. 2026-06-07
    days on market $59,900 Active 865 DOM
11. 2026-06-05
    days on market $59,900 Active 862 DOM
12. 2026-06-02
    days on market $59,900 Active 860 DOM
13. 2026-06-01
    days on market $59,900 Active 859 DOM
14. 2026-05-31
    days on market $59,900 Active 858 DOM
15. 2026-05-30
    days on market $59,900 Active 857 DOM
16. 2024-06-02
    status Active 829-char remark

    Show marketing remark (829 chars)

    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. Property is estate sale, sold as-is Lot 32, land lease $400/month

17. 2024-05-28
    status Pending 829-char remark

    Show marketing remark (829 chars)

    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. Property is estate sale, sold as-is Lot 32, land lease $400/month

18. 2024-04-02
    price $59,900 829-char remark

    Show marketing remark (829 chars)

    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. Property is estate sale, sold as-is Lot 32, land lease $400/month

19. 2024-03-03
    price $64,900 829-char remark

    Show marketing remark (829 chars)

    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. Property is estate sale, sold as-is Lot 32, land lease $400/month

20. 2024-02-12
    price $69,000 829-char remark

    Show marketing remark (829 chars)

    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. Property is estate sale, sold as-is Lot 32, land lease $400/month

21. 2024-01-20
    listed $75,000 Active 829-char remark

    Show marketing remark (829 chars)

    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. Property is estate sale, sold as-is Lot 32, land lease $400/month

ⓘ 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: $19,972
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$1,743
• Taxable income: $9,683
• Est. tax owed @ 24.0%: −$2,324
• After-tax cash flow: $7,689/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 1 items		$3,000–15,000

Value-add ROI direction

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

-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