7885 S Cardinal Dr · Willow Valley, AZ 86440

$199,900

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 30 Days on market

Built 1982 4,792 sqft lot Est $190k · 5% over $10/mo HOA · 1% of rent

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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 +19.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• ARV discount +5.2/15.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Fantastic opportunity to own this financeable 2 bedroom 2 bathroom home in the desirable Willow Valley subdivision. * * Gorgeous kitchen and interior remodel on this home! * * Must click through ALL photos!!! >>> Located just minutes down the road from the private marina, beach, and community center you will have access to for just $120 annually. This is where all the fun happens on the river and everybody knows it! Fully fenced lot with carport parking for your boat and/or vehicles. Front and back porches make this the happening place to relax while you're living your best life! Don't miss the added square footage when you enter the home, and you will LOVE how everything has been REDONE - this place is CUTE and CLEAN! The perfect river getaway. Generous sized rooms on either end of the home with a bathroom at each end as well. Absolutely STUNNING kitchen remodel with breakfast bar. Stainless steel appliances and all new cabinetry. Is this your new home away from home? Full time residence? Vacation pad? Only time will tell. Call your agent for a tour before this opportunity slips away. .. SUMMER IS COMING! Secure your place now!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1982

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (about $120/year) and marina access

Exterior

• Parking: Attached garage; Carport
• Utilities: Electricity available; Septic tank
• Home design: Manufactured single-wide home; One story
• Construction: Vertical siding; Built by noted builder (builder name listed as 'x')
• Exterior features: Fenced yard (front and back) with chain link fencing; Level lot; Lot dimensions approximately 50 x 100

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Breakfast bar; Ceiling fans; Window coverings; Gas water heater
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.0% below list).
• Recommended offer: $180k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#170 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D, schools F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 217 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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.
• Current owner paid $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (10.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $190,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7916 S Teal St	0.17mi	2/1.5	1,000 (+2%)	16mo	$238,000	$238	74
8025 S Green Valley Rd	0.29mi	2/1.0	900 (-8%)	1mo	$132,000	$147	68
7796 S Cardinal Dr	0.21mi	3/2.0 (+1)	1,080 (+10%)	1mo	$210,000	$194	67
7894 S Meadowlark St	0.07mi	2/2.0	840 (-14%)	8mo	$178,000	$212	66
7933 S Meadowlark St	0.11mi	2/2.0	1,104 (+13%)	10mo	$243,000	$220	66
7835 Cardinal Dr	0.10mi	2/1.0	840 (-14%)	10mo	$145,000	$173	59
7815 S Cardinal Dr	0.15mi	2/1.0	838 (-14%)	14mo	$147,000	$175	53
8105 S Evergreen Dr	0.45mi	2/1.0	1,025 (+5%)	20mo	$210,000	$205	50
600 E A St	0.46mi	2/2.0	1,100 (+12%)	10mo	$165,000	$150	50
667 E A St	0.37mi	3/2.0 (+1)	1,056 (+8%)	18mo	$379,900	$360	50
575 E Clearview Dr	0.54mi	3/2.0 (+1)	896 (-9%)	9mo	$160,000	$179	48
628 E Border Ln	0.43mi	3/2.0 (+1)	1,100 (+12%)	9mo	$175,000	$159	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.21×
• Total profit: $123,425
• Equity at exit: $180,086

10-year hold

• IRR: 24.3%
• Equity multiple: 7.28×
• Total profit: $351,773
• Equity at exit: $388,362

Cash invested: $55,972 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$83
• HOA: −$10
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $230

Break-even live

Break-even rent $1,509

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7866 S Meadowlark St Mohave Valley, AZ	3.0	2.0	1040	$1,800	$1.73	13d	1	0.07mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 12 events

1. 2026-05-08
   status Pending
2. 2026-05-01
   historical Active Under Contract 1158-char remark

   Show marketing remark (1158 chars)

   Fantastic opportunity to own this financeable 2 bedroom 2 bathroom home in the desirable Willow Valley subdivision. * * Gorgeous kitchen and interior remodel on this home! * * Must click through ALL photos!!! >>> Located just minutes down the road from the private marina, beach, and community center you will have access to for just $120 annually. This is where all the fun happens on the river and everybody knows it! Fully fenced lot with carport parking for your boat and/or vehicles. Front and back porches make this the happening place to relax while you're living your best life! Don't miss the added square footage when you enter the home, and you will LOVE how everything has been REDONE - this place is CUTE and CLEAN! The perfect river getaway. Generous sized rooms on either end of the home with a bathroom at each end as well. Absolutely STUNNING kitchen remodel with breakfast bar. Stainless steel appliances and all new cabinetry. Is this your new home away from home? Full time residence? Vacation pad? Only time will tell. Call your agent for a tour before this opportunity slips away. .. SUMMER IS COMING! Secure your place now!

3. 2026-04-08
   status Active 1158-char remark

   Show marketing remark (1158 chars)

   Fantastic opportunity to own this financeable 2 bedroom 2 bathroom home in the desirable Willow Valley subdivision. * * Gorgeous kitchen and interior remodel on this home! * * Must click through ALL photos!!! >>> Located just minutes down the road from the private marina, beach, and community center you will have access to for just $120 annually. This is where all the fun happens on the river and everybody knows it! Fully fenced lot with carport parking for your boat and/or vehicles. Front and back porches make this the happening place to relax while you're living your best life! Don't miss the added square footage when you enter the home, and you will LOVE how everything has been REDONE - this place is CUTE and CLEAN! The perfect river getaway. Generous sized rooms on either end of the home with a bathroom at each end as well. Absolutely STUNNING kitchen remodel with breakfast bar. Stainless steel appliances and all new cabinetry. Is this your new home away from home? Full time residence? Vacation pad? Only time will tell. Call your agent for a tour before this opportunity slips away. .. SUMMER IS COMING! Secure your place now!

4. 2026-04-08
   status Active

   Show marketing remark (1158 chars)

   Fantastic opportunity to own this financeable 2 bedroom 2 bathroom home in the desirable Willow Valley subdivision. * * Gorgeous kitchen and interior remodel on this home! * * Must click through ALL photos!!! >>> Located just minutes down the road from the private marina, beach, and community center you will have access to for just $120 annually. This is where all the fun happens on the river and everybody knows it! Fully fenced lot with carport parking for your boat and/or vehicles. Front and back porches make this the happening place to relax while you're living your best life! Don't miss the added square footage when you enter the home, and you will LOVE how everything has been REDONE - this place is CUTE and CLEAN! The perfect river getaway. Generous sized rooms on either end of the home with a bathroom at each end as well. Absolutely STUNNING kitchen remodel with breakfast bar. Stainless steel appliances and all new cabinetry. Is this your new home away from home? Full time residence? Vacation pad? Only time will tell. Call your agent for a tour before this opportunity slips away. .. SUMMER IS COMING! Secure your place now!

5. 2026-03-15
   status Pending 1158-char remark

   Show marketing remark (1158 chars)

   Fantastic opportunity to own this financeable 2 bedroom 2 bathroom home in the desirable Willow Valley subdivision. * * Gorgeous kitchen and interior remodel on this home! * * Must click through ALL photos!!! >>> Located just minutes down the road from the private marina, beach, and community center you will have access to for just $120 annually. This is where all the fun happens on the river and everybody knows it! Fully fenced lot with carport parking for your boat and/or vehicles. Front and back porches make this the happening place to relax while you're living your best life! Don't miss the added square footage when you enter the home, and you will LOVE how everything has been REDONE - this place is CUTE and CLEAN! The perfect river getaway. Generous sized rooms on either end of the home with a bathroom at each end as well. Absolutely STUNNING kitchen remodel with breakfast bar. Stainless steel appliances and all new cabinetry. Is this your new home away from home? Full time residence? Vacation pad? Only time will tell. Call your agent for a tour before this opportunity slips away. .. SUMMER IS COMING! Secure your place now!

6. 2026-02-25
   listed $199,900 Active 1158-char remark

   Show marketing remark (1158 chars)

   Fantastic opportunity to own this financeable 2 bedroom 2 bathroom home in the desirable Willow Valley subdivision. * * Gorgeous kitchen and interior remodel on this home! * * Must click through ALL photos!!! >>> Located just minutes down the road from the private marina, beach, and community center you will have access to for just $120 annually. This is where all the fun happens on the river and everybody knows it! Fully fenced lot with carport parking for your boat and/or vehicles. Front and back porches make this the happening place to relax while you're living your best life! Don't miss the added square footage when you enter the home, and you will LOVE how everything has been REDONE - this place is CUTE and CLEAN! The perfect river getaway. Generous sized rooms on either end of the home with a bathroom at each end as well. Absolutely STUNNING kitchen remodel with breakfast bar. Stainless steel appliances and all new cabinetry. Is this your new home away from home? Full time residence? Vacation pad? Only time will tell. Call your agent for a tour before this opportunity slips away. .. SUMMER IS COMING! Secure your place now!

7. 2019-10-25
   soldstatus $75,000 552-char remark

   Show marketing remark (552 chars)

   Willow Valley Marina access at the end of Kingsley!!! Boat launch, docks, club house, BBQ, picnic area, maintenance/security onsite and private beach for you and your guests! $80.00 per YEAR!!! FULLY FURNISHED The perfect place to move right in and enjoy the Willow Valley/River lifestyle. Huge carport for all of your water and sand toys!! Lake Havasu and hour to the south and Lake Mohave an hour to the north. Las Vegas just 90 minutes away! Come join us for FUN IN THE SUN on the COLORADO RIVER! Avi CASINO just minutes away!! OWNER WILL CARRY!!!!

8. 2018-10-31
   listed $78,900 552-char remark

   Show marketing remark (552 chars)

   Willow Valley Marina access at the end of Kingsley!!! Boat launch, docks, club house, BBQ, picnic area, maintenance/security onsite and private beach for you and your guests! $80.00 per YEAR!!! FULLY FURNISHED The perfect place to move right in and enjoy the Willow Valley/River lifestyle. Huge carport for all of your water and sand toys!! Lake Havasu and hour to the south and Lake Mohave an hour to the north. Las Vegas just 90 minutes away! Come join us for FUN IN THE SUN on the COLORADO RIVER! Avi CASINO just minutes away!! OWNER WILL CARRY!!!!

9. 2018-09-11
   listed $94,900
10. 2017-08-22
    listed $95,000
11. 2003-09-03
    soldstatus $55,000
12. 1993-09-29
    soldstatus $65,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $606 · $51/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$713/yr (+$59/mo · 117.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°F today · 16 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: $21,600
• − Mortgage interest: −$11,198
• − Property taxes: −$606
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$120
• − Depreciation: −$5,815
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,902/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.

Schools (NCES district)

• District: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Willow Valley

• Score: 60/100
• State rank: #170
• US rank: #18589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow Valley, AZ
• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• Rent YoY: —
• Metro: —
• 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

+207.5% since first listed

12 events — show timeline

• 2026-05-08 Pending — LHAR
• 2026-05-01 Contingent — WARDEX
• 2026-04-08 Relisted — WARDEX
• 2026-04-08 Relisted — LHAR
• 2026-03-15 Pending — WARDEX
• 2026-02-25 Listed $199,900 WARDEX
• 2019-10-25 Sold (MLS) $75,000 WARDEX
• 2018-10-31 Listed $78,900 WARDEX
• 2018-09-11 Listed $94,900 WARDEX
• 2017-08-22 Listed $95,000 WARDEX
• 2003-09-03 Sold (Public Records) $55,000 Public Records
• 1993-09-29 Sold (Public Records) $65,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $606 · +13.5% YoY. Source: county tax records.