11250 E State Route 69 #1111 · Prescott Valley, AZ 86327

$69,000

2 bd · 1.0 ba · 896 sqft · Manufactured · 57 Days on market

Manufactured home 55+ age-restricted Built 1981 Fair condition $77/sqft · 52% below area

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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
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.7

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 319 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.23%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $143,250
• List price: $69,000
• Delta: -51.83%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 E Windmill Dr	0.13mi	2/1.0	896 (0%)	11mo	$107,500	$120	85
2214 Dove Dr #2214	0.10mi	2/2.0	1,000 (+12%)	5mo	$140,000	$140	68
1165 Rocking M Ln #1165	0.10mi	3/2.0 (+1)	980 (+9%)	5mo	$146,500	$149	67
11250 E State Route 69 -- #2127	0.29mi	2/2.0	828 (-8%)	10mo	$145,900	$176	61
11250 E State Route 69 -- #2170	0.22mi	2/2.0	774 (-14%)	20mo	$167,500	$216	46
11350 E Sarah Jane Lane 10	0.29mi	2/2.0	1,030 (+15%)	17mo	$232,000	$225	44
11350 E Sarah Jane Lane 175	0.34mi	2/2.0	1,030 (+15%)	20mo	$242,000	$235	38

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $14,709
• Equity at exit: $10,288

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $46,192
• Equity at exit: $5,966

Cash invested: $19,320 (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: 2 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $205,250 ($220/sqft)
• Median days on market: 293 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -27.2% vs current asking $/sqft

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

ZIP-level market 86327

• Home prices YoY: -11.8%
• Active inventory: 319
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $406

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $454	-5% $430	+0% $406	+5% $382	+10% $359
Rent	-10% $318	-5% $362	+0% $406	+5% $450	+10% $495
Rate	-1.0pp $441	-0.5pp $424	base $406	+0.5pp $388	+1.0pp $370

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: $17,250
• Closing costs: $2,070
• Club membership (one-time): —
• 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	93d	1	0.84mi

Property features AI

Finance

• Other: Subdivision: Orchard RanchZoning: MH
• Financial info: Land lease community (land lease yes)
• HOA & community: Senior communitySubdivision amenities include clubhouse and pool; membership required

Exterior

• Parking: Attached carport (1 space)1 parking space total
• Security: Smoke detector(s)
• Utilities: Public waterCity sewer (WWT - City Sewer)Electricity availableNatural gas available
• Home design: Manufactured home (single wide)Single-story
• Construction: Frame constructionMetal roofCrawl space with piers
• Exterior features: Covered patio/porchConcrete drivewayFront landscapingShed(s)Sprinkler/drip systemPartial fencingLevel topographyPrivate maintained roadPaved road frontage

Interior

• Kitchen: Gas rangeRefrigeratorDisposal
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airCeiling fansForced gas heating
• Interior features: Ceiling fan(s)Eat-in kitchenKitchen/dining comboLaminate countersPantryLive on one levelAccessible approach with rampWash/dry connectionSmoke detector(s)
• Laundry & utility: WasherDryer220 volt electricalNatural gas water heater

Listing history 46 events

1. 2026-08-08
   days on market $69,000 Active 57 DOM
2. 2026-08-07
   days on market $69,000 Active 56 DOM
3. 2026-08-06
   days on market $69,000 Active 55 DOM
4. 2026-08-05
   days on market $69,000 Active 54 DOM
5. 2026-08-04
   days on market $69,000 Active 53 DOM
6. 2026-08-03
   days on market $69,000 Active 52 DOM
7. 2026-07-31
   days on market $69,000 Active 49 DOM
8. 2026-07-30
   days on market $69,000 Active 48 DOM
9. 2026-07-29
   days on market $69,000 Active 47 DOM
10. 2026-07-27
    days on market $69,000 Active 45 DOM
11. 2026-07-25
    days on market $69,000 Active 43 DOM
12. 2026-07-24
    days on market $69,000 Active 42 DOM
13. 2026-07-23
    days on market $69,000 Active 41 DOM
14. 2026-07-22
    days on market $69,000 Active 40 DOM
15. 2026-07-21
    days on market $69,000 Active 39 DOM
16. 2026-07-18
    days on market $69,000 Active 36 DOM
17. 2026-07-16
    days on market $69,000 Active 34 DOM
18. 2026-07-16
    statusdays on market $69,000 Active 33 DOM
19. 2026-07-14
    days on market $69,000 Active Under Contract 32 DOM
20. 2026-07-13
    days on market $69,000 Active Under Contract 31 DOM
21. 2026-07-12
    statusdays on market $69,000 Active Under Contract 30 DOM
22. 2026-07-11
    days on market $69,000 Active 29 DOM
23. 2026-07-10
    days on market $69,000 Active 28 DOM
24. 2026-07-09
    days on market $69,000 Active 27 DOM
25. 2026-07-08
    days on market $69,000 Active 26 DOM
26. 2026-07-07
    days on market $69,000 Active 25 DOM
27. 2026-07-06
    days on market $69,000 Active 24 DOM
28. 2026-07-05
    days on market $69,000 Active 23 DOM
29. 2026-07-04
    days on market $69,000 Active 22 DOM
30. 2026-07-03
    days on market $69,000 Active 21 DOM
31. 2026-07-02
    pricedays on market $69,000 Active 20 DOM
32. 2026-07-01
    days on market $78,500 Active 19 DOM
33. 2026-06-30
    days on market $78,500 Active 18 DOM
34. 2026-06-29
    days on market $78,500 Active 17 DOM
35. 2026-06-28
    days on market $78,500 Active 16 DOM
36. 2026-06-28
    days on market $78,500 Active 15 DOM
37. 2026-06-27
    days on market $78,500 Active 14 DOM
38. 2026-06-25
    days on market $78,500 Active 12 DOM
39. 2026-06-23
    days on market $78,500 Active 10 DOM
40. 2026-06-21
    days on market $78,500 Active 9 DOM
41. 2026-06-18
    days on market $78,500 Active 6 DOM
42. 2026-06-17
    days on market $78,500 Active 5 DOM
43. 2026-06-16
    days on market $78,500 Active 4 DOM
44. 2026-06-15
    days on market $78,500 Active 3 DOM
45. 2026-06-13
    remarks 269-char remark
46. 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 5/10 Major FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $13,414
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,007
• Taxable income: $4,015
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,911/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 Est. rehab $22,400–$40,320 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 32/100

Zoned Schools

Elementary Humboldt Elementary School F AZ #339/1,109 Nat'l #16,061/41,679 Middle Bradshaw Mountain Middle School F AZ #78/218 Nat'l #8,497/14,009 High Bradshaw Mountain High School F AZ #222/381 Nat'l #13,991/17,239

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

C Composite livability gradescore 62/100

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 · 241,389 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: 10% 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 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%

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

Property features AI

Finance

• Other: Subdivision: Orchard RanchZoning: MH
• Financial info: Land lease community (land lease yes)
• HOA & community: Senior communitySubdivision amenities include clubhouse and pool; membership required

Exterior

• Parking: Attached carport (1 space)1 parking space total
• Security: Smoke detector(s)
• Utilities: Public waterCity sewer (WWT - City Sewer)Electricity availableNatural gas available
• Home design: Manufactured home (single wide)Single-story
• Construction: Frame constructionMetal roofCrawl space with piers
• Exterior features: Covered patio/porchConcrete drivewayFront landscapingShed(s)Sprinkler/drip systemPartial fencingLevel topographyPrivate maintained roadPaved road frontage

Interior

• Kitchen: Gas rangeRefrigeratorDisposal
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airCeiling fansForced gas heating
• Interior features: Ceiling fan(s)Eat-in kitchenKitchen/dining comboLaminate countersPantryLive on one levelAccessible approach with rampWash/dry connectionSmoke detector(s)
• Laundry & utility: WasherDryer220 volt electricalNatural gas water heater

Price history

+0.0% since first listed

4 events — show timeline

• 2026-07-12 Contingent — PAARMLS as Distributed by MLS Grid
• 2026-07-02 Price Changed $69,000 PAARMLS as Distributed by MLS Grid
• 2026-06-12 Listed $78,500 PAARMLS as Distributed by MLS Grid
• 2026-06-12 Listed $69,000 ARMLS