1691 Seabring On Your Lot · Lake Havasu City, AZ 86403

$329,000

4 bd · 2.0 ba · 1,691 sqft · SingleFamily · 406 Days on market

Built 2024 $195/sqft · 34% below area Est $495k · 34% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * NEW HOME ON YOUR LEVEL LOT * * Tired of seeing homes that need full remodels, new windows, new roofs & a/c's? Look no further, this 1664 SQFT New Construction Home to be built on your level lot. Rare 4 bedroom, 2 bathroom, 32 foot deep 2 car garage. All cabinets are soft close, quartz countertops, tile throughout main living areas, carpet in bedrooms, Fireplace entertainment wall, hand textured walls, fully insulated garage, pre-wired for mini split. These houses are very narrow at only 40' wide x 70' deep so there should be plenty of room left for side parking. Stop by 864 Deepwater Drive to check out our models and all our other floor plans Monday-Sunday 10-4.

Key facts

• Quartz countertops
• Level lot
• Hand textured walls

Tags

• LEVEL LOT
• SOFT CLOSE CABINETS
• QUARTZ COUNTERTOPS
• FIREPLACE ENTERTAINMENT WALL
• HAND TEXTURED WALLS
• FULLY INSULATED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (23.2% below list).
• Recommended offer: $253k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Lake Havasu City — 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Havasupai Elementary School (math 41% / reading 45%, grade F, #364 of 1,109 statewide, top 33%, 338 students, 55% FRL); Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 393 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• At $2,527/mo this rent would consume 51% of the median local household income ($59k/yr) (locally 703% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $252,671 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $495,357
• List price: $329,000
• Delta: -33.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2260 San Juan Dr	0.06mi	3/2.0 (-1)	1,800 (+6%)	1mo	$709,000	$394	81
2435 Havasupai Blvd	0.39mi	4/3.0	1,674 (-1%)	1mo	$469,900	$281	76
2205 Sandwood Dr	0.32mi	3/2.0 (-1)	1,648 (-2%)	1mo	$450,000	$273	75
2211 Sandwood Dr	0.32mi	3/2.0 (-1)	1,621 (-4%)	2mo	$455,000	$281	72
2230 Runabout Dr	0.12mi	3/3.0 (-1)	1,928 (+14%)	1mo	$516,000	$268	61
945 San Juan Ln	0.25mi	3/3.0 (-1)	1,508 (-11%)	1mo	$485,000	$322	60
2349 Clarke Dr	0.57mi	3/3.0 (-1)	1,681 (-1%)	4mo	$405,000	$241	60
2416 Fannin Dr	0.63mi	3/2.0 (-1)	1,657 (-2%)	4mo	$534,200	$322	59
2571 Ascot Dr	0.74mi	3/2.0 (-1)	1,711 (+1%)	0mo	$625,000	$365	58
2430 Angler Dr	0.73mi	3/2.0 (-1)	1,772 (+5%)	2mo	$415,000	$234	52
2490 Fannin Dr	0.75mi	3/2.0 (-1)	1,784 (+6%)	2mo	$385,000	$216	49
2534 Tanglewood Dr	0.60mi	3/2.0 (-1)	1,462 (-14%)	3mo	$541,500	$370	42

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-69,853
• Equity at exit: $49,055

10-year hold

• IRR: -14.7%
• Equity multiple: 0.14×
• Total profit: $-78,889
• Equity at exit: $28,446

Cash invested: $92,120 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 393
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,527 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-278

Break-even live

Break-even rent $2,878

Max offer price $288,839

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-164	+0% $-278	+5% $-391	+10% $-505
Rent	-10% $-477	-5% $-377	+0% $-278	+5% $-178	+10% $-78
Rate	-1.0pp $-112	-0.5pp $-194	base $-278	+0.5pp $-363	+1.0pp $-450

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2261 Sahara Dr Lake Havasu City, AZ	3.0	2.0	1800	$3,500	$1.94	45d	1	0.33mi
2524 Ascot Ct Lake Havasu City, AZ	3.0	2.0	2195	$2,600	$1.18	46d	1	0.58mi
2410 Hillview Dr Lake Havasu City, AZ	3.0	2.0	2008	$2,500	$1.25	45d	1	0.60mi
2557 Palisades Dr Lake Havasu City, AZ	3.0	2.0	1265	$1,750	$1.38	23d	1	0.71mi
2271 Rainbow Ave N Lake Havasu City, AZ	3.0	2.0	1296	$2,500	$1.93	45d	1	0.72mi
2620 Havasupai Blvd Lake Havasu City, AZ	3.0	2.0	1236	$1,800	$1.46	45d	1	0.72mi
2449 Angler Dr Lake Havasu City, AZ	3.0	2.0	1819	$3,700	$2.03	45d	1	0.79mi
2010 Bombay Dr Lake Havasu City, AZ	3.0	2.0	1406	$2,500	$1.78	45d	1	0.88mi
1791 Rainbow Ave S Lake Havasu City, AZ	3.0	2.0	1613	$1,750	$1.08	45d	1	0.96mi
2730 Palisades Dr #102 Lake Havasu City, AZ	3.0	2.0	1435	$2,149	$1.50	45d	1	0.96mi
1697 Cardinal Dr Lake Havasu City, AZ	3.0	2.0	1695	$2,195	$1.29	23d	1	1.00mi
388 Coral Dr Lake Havasu City, AZ	3.0	2.5	1441	$2,800	$1.94	15d	1	1.05mi
2775 Papeete Dr Lake Havasu City, AZ	3.0	2.5	1848	$2,200	$1.19	45d	1	1.07mi
1435 Beefeater Dr Lake Havasu City, AZ	3.0	2.0	1450	$2,300	$1.59	23d	1	1.08mi
2265 Malahini Dr Lake Havasu City, AZ	3.0	2.0	1437	$2,300	$1.60	45d	1	1.19mi
2460 Hummingbird Ln Lake Havasu City, AZ	3.0	2.0	1349	$1,900	$1.41	15d	1	1.21mi
1865 Nugget Ct Lake Havasu City, AZ	4.0	3.0	2085	$2,500	$1.20	45d	1	1.22mi
2875 Arabian Dr Lake Havasu City, AZ	3.0	2.5	1696	$2,600	$1.53	23d	1	1.24mi
1815 Palo Verde Blvd S Lake Havasu City, AZ	3.0	2.0	1442	$3,000	$2.08	45d	1	1.32mi
1945 Mimosa Dr Lake Havasu City, AZ	3.0	2.0	1524	$1,795	$1.18	45d	1	1.37mi
1790 Piper Bay Lake Havasu City, AZ	3.0	2.0	1550	$2,800	$1.81	45d	1	1.37mi
1497 Inverness Ct Lake Havasu City, AZ	3.0	2.0	1529	$2,300	$1.50	45d	1	1.37mi
1942 Palo Verde Blvd N Lake Havasu City, AZ	3.0	2.0	1623	$3,500	$2.16	45d	1	1.38mi
2328 Senita Dr Lake Havasu City, AZ	3.0	2.0	1495	$2,400	$1.61	45d	1	1.39mi
212 Coral Dr Lake Havasu City, AZ	3.0	2.0	1941	$3,499	$1.80	45d	1	1.44mi
610 Manzanita Dr Lake Havasu City, AZ	3.0	2.0	1693	$2,500	$1.48	45d	1	1.45mi
2774 Minnow Pl Lake Havasu City, AZ	3.0	2.0	1445	$3,690	$2.55	45d	1	1.45mi
2889 Hidden Valley Dr Lake Havasu City, AZ	3.0	2.0	1264	$2,000	$1.58	15d	1	1.45mi
2270 Senita Dr Lake Havasu City, AZ	3.0	3.0	1896	$3,500	$1.85	45d	1	1.45mi
3030 Winterhaven Dr Unit 102 Lake Havasu City, AZ	3.0	2.0	1107	$1,200	$1.08	15d	1	1.49mi
2715 Shasta Ln Lake Havasu City, AZ	3.0	2.0	1319	$3,000	$2.27	45d	1	1.49mi
3051 Simitan Dr Lake Havasu City, AZ	3.0	3.0	1571	$2,000	$1.27	23d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $329,000 Active 406 DOM
2. 2026-06-18
   days on market $329,000 Active 403 DOM
3. 2026-06-17
   days on market $329,000 Active 402 DOM
4. 2026-06-16
   days on market $329,000 Active 401 DOM
5. 2026-06-15
   days on market $329,000 Active 400 DOM
6. 2026-06-14
   days on market $329,000 Active 398 DOM
7. 2026-06-13
   days on market $329,000 Active 397 DOM
8. 2026-06-10
   days on market $329,000 Active 395 DOM
9. 2026-06-09
   days on market $329,000 Active 394 DOM
10. 2026-06-08
    days on market $329,000 Active 393 DOM
11. 2026-06-07
    days on market $329,000 Active 392 DOM
12. 2026-06-03
    days on market $329,000 Active 388 DOM
13. 2026-06-02
    days on market $329,000 Active 387 DOM
14. 2026-06-01
    days on market $329,000 Active 386 DOM
15. 2026-05-31
    days on market $329,000 Active 385 DOM
16. 2026-05-30
    days on market $329,000 Active 384 DOM
17. 2026-02-19
    status Active 683-char remark

    Show marketing remark (683 chars)

    * * NEW HOME ON YOUR LEVEL LOT * * Tired of seeing homes that need full remodels, new windows, new roofs & a/c's? Look no further, this 1664 SQFT New Construction Home to be built on your level lot. Rare 4 bedroom, 2 bathroom, 32 foot deep 2 car garage. All cabinets are soft close, quartz countertops, tile throughout main living areas, carpet in bedrooms, Fireplace entertainment wall, hand textured walls, fully insulated garage, pre-wired for mini split. These houses are very narrow at only 40' wide x 70' deep so there should be plenty of room left for side parking. Stop by 864 Deepwater Drive to check out our models and all our other floor plans Monday-Sunday 10-4.

18. 2025-04-22
    listed $329,000 Active 683-char remark

    Show marketing remark (683 chars)

    * * NEW HOME ON YOUR LEVEL LOT * * Tired of seeing homes that need full remodels, new windows, new roofs & a/c's? Look no further, this 1664 SQFT New Construction Home to be built on your level lot. Rare 4 bedroom, 2 bathroom, 32 foot deep 2 car garage. All cabinets are soft close, quartz countertops, tile throughout main living areas, carpet in bedrooms, Fireplace entertainment wall, hand textured walls, fully insulated garage, pre-wired for mini split. These houses are very narrow at only 40' wide x 70' deep so there should be plenty of room left for side parking. Stop by 864 Deepwater Drive to check out our models and all our other floor plans Monday-Sunday 10-4.

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

Taxation est. · year 1

• Rental income: $30,321
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$9,571
• Taxable loss: −$9,111
• Est. tax savings @ 24.0%: +$2,187
• After-tax cash flow: $-1,144/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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• Metro: Lake Havasu City-Kingman, 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

2 events — show timeline

• 2026-02-19 Relisted — LHAR
• 2025-04-22 Listed $329,000 LHAR