11250 E Highway 69 #1111 · Prescott Valley, AZ 86327

$78,500

2 bd · 1.0 ba · 896 sqft · SingleFamily · 9 Days on market

Built 1981 Fair condition Est $125k · 37% under

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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 +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Orchard Ranch single wide with a carport and newer handicap accessible ramp. Great mobile home for a get-away or primary residence located close to shopping in Prescott Valley. Enjoy the amenities the 55+ community has to offer such as Pickleball, a Pool and clubhouse.

Key facts

• Clubhouse
• Pickleball
• Pool

Tags

• HANDICAP ACCESSIBLE RAMP
• PICKLEBALL
• POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Private maintained, paved road frontage; Zoning: MH; Lot topography level; Lot size source: Owner; Window coverings include solar screens, drapes and blinds
• HOA & community: Subdivision amenities include clubhouse and pool (membership required); Land lease community (land lease Y/N: Yes)

Exterior

• Parking: 1 parking space; Attached carport
• Security: Smoke detectors
• Utilities: Public water; City sewer (WWT - City Sewer); Electricity available (220 volts); Natural gas available; Natural gas water heater
• Home design: Manufactured home (single wide); Single story; Accessible approach with ramp; Located in Orchard Ranch subdivision; Senior community
• Construction: Frame construction; Metal roof; Crawl space with piers foundation; Built as a manufactured home
• Exterior features: Covered patio or porch; Concrete driveway; Front landscaping; Shed(s); Sprinkler/drip system; Partial fencing

Interior

• Kitchen: Gas range; Refrigerator; Disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced gas heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen / kitchen-dining combo; Laminate counters; Pantry; Washer/dryer connection; Live on one level; Other interior features
• Laundry & utility: Washer and dryer included; Washer/dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 15.3% vs local median 3.1% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 267 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $543 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $125,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 Arizona 69 #2130	0.00mi	1/1.0 (-1)	884 (-1%)	4mo	$123,000	$139	90
1101 E Windmill Dr	0.14mi	2/1.5	896 (0%)	9mo	$117,000	$131	84
11250 E State Route 69 #1107 #1107	0.29mi	2/1.0	840 (-6%)	1mo	$134,500	$160	75
2214 Dove Dr	0.10mi	2/2.0	1,000 (+12%)	4mo	$140,000	$140	69
1165 Rocking M Ln	0.10mi	3/2.0 (+1)	980 (+9%)	3mo	$146,500	$149	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.95×
• Total profit: $20,792
• Equity at exit: $11,705

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $61,432
• Equity at exit: $6,787

Cash invested: $21,980 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 267
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$412
• Tax est. 1.5%: −$98 /mo · $1,178/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $525

Break-even live

Break-even rent $771

Max offer price $78,500

Occupancy floor 58%

Sensitivity live

Price	-10% $579	-5% $552	+0% $525	+5% $498	+10% $471
Rent	-10% $412	-5% $468	+0% $525	+5% $582	+10% $639
Rate	-1.0pp $565	-0.5pp $545	base $525	+0.5pp $505	+1.0pp $484

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	45d	1	0.84mi

Listing history 7 events

1. 2026-06-21
   days on market $78,500 Active 9 DOM
2. 2026-06-18
   days on market $78,500 Active 6 DOM
3. 2026-06-17
   days on market $78,500 Active 5 DOM
4. 2026-06-16
   days on market $78,500 Active 4 DOM
5. 2026-06-15
   days on market $78,500 Active 3 DOM
6. 2026-06-13
   remarks 269-char remark
7. 2026-06-13
   listed $78,500 Active 1 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 · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 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: $17,228
• − Mortgage interest: −$4,397
• − Property taxes: −$1,178
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,284
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $5,001/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 · 6 photos

Fair 45/100 Moderate rehab

The home is a single-wide mobile home with average exterior and interior conditions. It requires moderate repairs to the exterior siding and interior walls, as well as routine maintenance to the HVAC system. The highest-ROI updates would be painting the exterior siding and replacing the carpeting to improve curb appeal and rental value.

Repairs flagged

• Moderate exterior siding — The siding shows some discoloration and wear.
• Minor interior walls — There is some wear visible on the walls, but it is not severe enough to require immediate attention.
• Minor carpeting — The carpeting appears to be in fair condition, with some wear visible but no major damage. However, it may be time for a cleaning or replacement.
• Moderate HVAC system — Mobile homes often require regular maintenance of the HVAC system to ensure proper functioning and energy efficiency.

Value-add opportunities

• Resale paint exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers.
• Rental replace carpeting — Replacing the carpeting can improve the home's rental value by providing a more comfortable and attractive living space for tenants.
• Both service HVAC system — Servicing the HVAC system can improve the home's energy efficiency and comfort, which can benefit both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding shows some discoloration and wear.	Moderate	$3,000–15,000
interior walls · There is some wear visible on the walls, but it is not severe enough to require immediate attention.	Minor	$500–3,000
carpeting · The carpeting appears to be in fair condition, with some wear visible but no major damage. However, it may be time for a cleaning or replacement.	Minor	$500–3,000
HVAC system · Mobile homes often require regular maintenance of the HVAC system to ensure proper functioning and energy efficiency.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale paint exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental replace carpeting — Replacing the carpeting can improve the home's rental value by providing a more comfortable and attractive living space for tenants. ↑
• Both service HVAC system — Servicing the HVAC system can improve the home's energy efficiency and comfort, which can benefit 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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-12 Listed $78,500 PAARMLS as Distributed by MLS Grid