7733 S Valley Parkway Ct · Mohave Valley, AZ 86440

$85,000

3 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 6 Days on market

Built 2000 9,148 sqft lot $40/mo HOA · 2% of rent ↓ 54% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Come and check out this great Corner lot on a Cul de sac home! The living room is a striking space, defined by its high ceiling and vaulted ceiling, creating an airy and expansive atmosphere, while a fireplace adds a touch of cozy sophistication, complemented by thoughtfully designed built-in shelves throughout. The kitchen is equipped with shaker cabinets and a practical kitchen peninsula, along with a kitchen bar that provides a casual dining spot or a place to gather. The bathroom provides a tiled walk-in shower and a double vanity, offering a private space with practical features. This residence includes 3 bedrooms and 2 bathrooms, and a den providing comfortable accommodation. The prop

Key facts

• High ceiling
• Cul de sac
• Vaulted ceiling

Tags

• CORNER LOT
• CUL DE SAC
• HIGH CEILING
• VAULTED CEILING
• FIREPLACE
• BUILT-IN SHELVES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $792 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.5% vs local median 3.8% in Mohave 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 65/100 on livability (#83 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, health & safety C-, 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; 2 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 9y ago; this cycle's ask has dropped $190k (69%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,000

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. 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: 2.14% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.91%
• DSCR: 2.78
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $311,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 E Winter Haven Dr	0.20mi	3/2.0	1,729 (+2%)	1mo	$260,000	$150	86
1723 E Winter Haven Dr	0.12mi	3/2.0	1,656 (-2%)	9mo	$309,990	$187	84
7713 S Winter Haven Cir	0.12mi	3/2.0	1,772 (+5%)	4mo	$325,000	$183	83
1763 E Desert Bloom Dr	0.06mi	3/2.0	1,659 (-2%)	13mo	$376,000	$227	83
1717 E Valley Pkwy	0.08mi	3/2.0	1,656 (-2%)	13mo	$304,990	$184	82
1836 E Spring Way	0.16mi	3/2.0	1,656 (-2%)	11mo	$299,990	$181	80
1827 E Desert Bloom Dr	0.14mi	3/2.0	1,656 (-2%)	13mo	$304,990	$184	79
1835 E Spring Way	0.15mi	3/2.0	1,656 (-2%)	13mo	$304,990	$184	78
1864 E Desert Bloom Dr	0.22mi	3/2.0	1,636 (-3%)	14mo	$455,000	$278	73
7730 S Winter Haven Way	0.18mi	3/2.0	1,808 (+7%)	9mo	$319,990	$177	73
1824 E Spring Way	0.13mi	3/2.0	1,808 (+7%)	14mo	$316,123	$175	71
1833 E Desert Bloom Dr	0.15mi	3/2.0	1,808 (+7%)	13mo	$314,990	$174	70

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: 55.2%
• Equity multiple: 5.07×
• Total profit: $96,769
• Equity at exit: $76,575

10-year hold

• IRR: 48.7%
• Equity multiple: 11.31×
• Total profit: $245,445
• Equity at exit: $165,136

Cash invested: $23,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$35
• HOA: −$40
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $792

Break-even live

Break-even rent $814

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $840	-5% $816	+0% $792	+5% $767	+10% $743
Rent	-10% $648	-5% $720	+0% $792	+5% $863	+10% $935
Rate	-1.0pp $834	-0.5pp $813	base $792	+0.5pp $770	+1.0pp $747

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1747 E Winter Haven Dr Mohave Valley, AZ	3.0	2.0	1826	$1,850	$1.01	14d	1	0.05mi
7458 S Mountain View Rd Mohave Valley, AZ	3.0	2.0	1440	$1,525	$1.06	22d	1	0.77mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 33 events

1. 2026-06-18
   days on market $85,000 Active 6 DOM
2. 2026-06-17
   days on market $85,000 Active 5 DOM
3. 2026-06-16
   days on market $85,000 Active 4 DOM
4. 2026-06-15
   days on market $85,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $85,000 Active 1 DOM
6. 2026-06-01
   days on market $333,000 Active 20 DOM
7. 2026-05-31
   days on market $333,000 Active 19 DOM
8. 2026-05-30
   days on market $333,000 Active 18 DOM
9. 2026-02-04
   status Pending
10. 2026-01-30
    price $255,000
11. 2026-01-20
    listed $275,000 Active
12. 2025-03-14
    price $305,000
13. 2025-01-06
    price $324,900
14. 2024-12-02
    status Active
15. 2024-11-26
    status Pending
16. 2024-11-03
    listed $349,900 Active
17. 2024-10-10
    price $365,000
18. 2024-06-29
    listed $368,000 Active
19. 2024-06-17
    price $368,000
20. 2024-05-17
    listed $370,000 Active
21. 2021-11-18
    soldstatus $316,000
22. 2021-06-18
    listed $316,000
23. 2021-01-22
    listed $339,900
24. 2020-12-29
    listed $339,900
25. 2018-09-28
    soldstatus $190,000
26. 2018-09-28
    soldstatus $190,000
27. 2018-04-12
    listed $190,000
28. 2017-10-17
    listed $185,000
29. 2015-07-23
    soldstatus $130,000
30. 2005-10-06
    soldstatus $245,000
31. 2005-03-01
    soldstatus $210,000
32. 2003-03-25
    soldstatus $123,000
33. 1993-07-23
    soldstatus $550,000

ⓘ 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: $1,458 · $122/mo
• Projected year-2 tax: $1,458 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,786
• − Mortgage interest: −$4,761
• − Property taxes: −$1,458
• − Insurance: −$425
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$480
• − Depreciation: −$2,473
• Taxable income: $8,703
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $7,410/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 — Mohave Valley

• Score: 65/100
• State rank: #83
• US rank: #13041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mohave 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

-53.6% since first listed

25 events — show timeline

• 2026-02-04 Pending — WARDEX
• 2026-01-30 Price Changed $255,000 WARDEX
• 2026-01-20 Listed $275,000 WARDEX
• 2025-03-14 Price Changed $305,000 WARDEX
• 2025-01-06 Price Changed $324,900 WARDEX
• 2024-12-02 Relisted — WARDEX
• 2024-11-26 Pending — WARDEX
• 2024-11-03 Listed $349,900 WARDEX
• 2024-10-10 Price Changed $365,000 WARDEX
• 2024-06-29 Listed $368,000 WARDEX
• 2024-06-17 Price Changed $368,000 WARDEX
• 2024-05-17 Listed $370,000 WARDEX
• 2021-11-18 Sold (MLS) $316,000 WARDEX
• 2021-06-18 Listed $316,000 WARDEX
• 2021-01-22 Listed $339,900 WARDEX
• 2020-12-29 Listed $339,900 LHAR
• 2018-09-28 Sold (Public Records) $190,000 Public Records
• 2018-09-28 Sold (MLS) $190,000 WARDEX
• 2018-04-12 Listed $190,000 WARDEX
• 2017-10-17 Listed $185,000 WARDEX
• 2015-07-23 Sold (Public Records) $130,000 Public Records
• 2005-10-06 Sold (Public Records) $245,000 Public Records
• 2005-03-01 Sold (Public Records) $210,000 Public Records
• 2003-03-25 Sold (Public Records) $123,000 Public Records
• 1993-07-23 Sold (Public Records) $550,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,458 · +15.4% YoY. Source: county tax records.