2050 W State Rte 89a -- #168 · Cottonwood, AZ 86326

$159,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 142 Days on market

Built 2000 Est $142k · 12% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +2.0/15.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resort living....55+ Community....Lot Rent $588 per month....3 Bedroom, 2 Bath 2000 Cavco Manufactured Home....This great home features large living room, split floor plan with two guest bedrooms and full bath on one end, Master with walk-in closet walk-in shower the other....Full eat-in electric kitchen with all appliances....Laundry area includes stash washer/dryer....Fully screened in sitting deck outside your front door....Single car covered carport....Large storage shed w/ shelving, and a small workbench....Small fenced door run area....Solar tubes in living room and kitchen are a energy saving plus... Home is located right across from Clubhouse and all the great facilities this park offers such as pool and tennis... Lot Rent $588 per month.

Key facts

• Screened front porch
• Fenced back yard
• New hvac

Tags

• FENCED BACK YARD
• SCREENED FRONT PORCH
• ROOF REPLACED
• NEW HVAC
• EXTERIOR REPAINTED
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: Land lease: $820 monthly; No association fees included; Community amenities include pool, heated community spa, golf, pickleball courts, gated entry, transportation services, community media room, biking/walking paths, and fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; 220 volts available
• Home design: Manufactured / Mobile home; Leasehold ownership; Asphalt road access
• Construction: Lap siding with wood frame construction; Composition roof; Building area per assessor
• Exterior features: Wood fencing; Shed(s); Gravel/stone front and back yard; Automatic front yard irrigation timer; Private maintained road; Mountain view

Interior

• Kitchen: Laminate counters; 220-volt outlet in kitchen; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Laminate flooring; Other hard/low-nap flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air
• Interior features: High speed internet; Eat-in kitchen; Vaulted ceilings; 3/4 bath in primary bedroom; Skylight(s); Dual-pane windows; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 + 0.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $71k; list at $159k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $141,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89a -- #181	0.17mi	2/2.0 (-1)	1,216 (-1%)	0mo	$120,000	$99	85
2050 W State Route 89a -- #86	0.00mi	3/2.0	1,344 (+9%)	2mo	$35,000	$26	83
2050 W State Route 89-a -- #92	0.00mi	3/2.0	1,344 (+9%)	4mo	$145,000	$108	82
2050 W St Rte 89a #251	0.26mi	3/2.0	1,200 (-3%)	9mo	$120,000	$100	76
2050 W State Route 89a -- #158	0.26mi	3/2.0	1,334 (+8%)	5mo	$130,000	$97	70
2050 W State Route 89a -- #152	0.24mi	2/2.0 (-1)	1,344 (+9%)	0mo	$205,000	$153	68
511 Mingus Shadows Dr	0.36mi	2/2.0 (-1)	1,325 (+8%)	3mo	$262,500	$198	63
2050 State Route 89a -- #377	0.26mi	2/2.0 (-1)	1,088 (-12%)	1mo	$109,000	$100	63
972 Trevino Dr	0.37mi	3/2.0	1,382 (+12%)	2mo	$179,900	$130	61
2050 W State Route 89a Hwy #51	0.26mi	2/2.0 (-1)	1,088 (-12%)	4mo	$125,000	$115	60
880 Calle Rosas --	0.70mi	3/2.0	1,324 (+8%)	0mo	$279,999	$211	54
1139 W On The Greens Blvd	0.45mi	3/2.0	1,404 (+14%)	8mo	$245,000	$175	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.21×
• Total profit: $9,334
• Equity at exit: $23,707

10-year hold

• IRR: 12.1%
• Equity multiple: 1.82×
• Total profit: $36,674
• Equity at exit: $13,747

Cash invested: $44,520 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $653

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 66%

Sensitivity live

Price	-10% $762	-5% $708	+0% $653	+5% $598	+10% $543
Rent	-10% $477	-5% $565	+0% $653	+5% $740	+10% $828
Rate	-1.0pp $733	-0.5pp $693	base $653	+0.5pp $611	+1.0pp $569

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	1.05mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.13mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	21d	1	1.27mi

Listing history 22 events

1. 2026-06-18
   days on market $159,000 Active 142 DOM
2. 2026-06-17
   days on market $159,000 Active 141 DOM
3. 2026-06-16
   days on market $159,000 Active 140 DOM
4. 2026-06-15
   days on market $159,000 Active 139 DOM
5. 2026-06-14
   days on market $159,000 Active 137 DOM
6. 2026-06-13
   days on market $159,000 Active 136 DOM
7. 2026-06-10
   days on market $159,000 Active 134 DOM
8. 2026-06-09
   days on market $159,000 Active 133 DOM
9. 2026-06-08
   days on market $159,000 Active 132 DOM
10. 2026-06-07
    days on market $159,000 Active 131 DOM
11. 2026-06-05
    days on market $159,000 Active 128 DOM
12. 2026-06-03
    days on market $159,000 Active 127 DOM
13. 2026-06-02
    days on market $159,000 Active 126 DOM
14. 2026-06-01
    days on market $159,000 Active 125 DOM
15. 2026-05-31
    days on market $159,000 Active 124 DOM
16. 2026-05-30
    days on market $159,000 Active 123 DOM
17. 2026-03-10
    price $159,000
18. 2026-01-21
    listed $165,000 Active
19. 2019-12-10
    soldstatus $71,000 760-char remark

    Show marketing remark (760 chars)

    Resort living....55+ Community....Lot Rent $588 per month....3 Bedroom, 2 Bath 2000 Cavco Manufactured Home....This great home features large living room, split floor plan with two guest bedrooms and full bath on one end, Master with walk-in closet walk-in shower the other....Full eat-in electric kitchen with all appliances....Laundry area includes stash washer/dryer....Fully screened in sitting deck outside your front door....Single car covered carport....Large storage shed w/ shelving, and a small workbench....Small fenced door run area....Solar tubes in living room and kitchen are a energy saving plus... Home is located right across from Clubhouse and all the great facilities this park offers such as pool and tennis... Lot Rent $588 per month.

20. 2019-08-02
    listed $74,900 760-char remark

    Show marketing remark (760 chars)

    Resort living....55+ Community....Lot Rent $588 per month....3 Bedroom, 2 Bath 2000 Cavco Manufactured Home....This great home features large living room, split floor plan with two guest bedrooms and full bath on one end, Master with walk-in closet walk-in shower the other....Full eat-in electric kitchen with all appliances....Laundry area includes stash washer/dryer....Fully screened in sitting deck outside your front door....Single car covered carport....Large storage shed w/ shelving, and a small workbench....Small fenced door run area....Solar tubes in living room and kitchen are a energy saving plus... Home is located right across from Clubhouse and all the great facilities this park offers such as pool and tennis... Lot Rent $588 per month.

21. 2019-07-06
    historical
22. 2019-03-07
    listed $82,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 20 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: $26,603
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$4,625
• Taxable income: $5,635
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $6,478/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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

+93.9% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $159,000 ARMLS
• 2026-01-21 Listed $165,000 ARMLS
• 2019-12-10 Sold (MLS) $71,000 ARMLS
• 2019-08-02 Listed $74,900 ARMLS
• 2019-07-06 Listing Removed — ARMLS
• 2019-03-07 Listed $82,000 ARMLS