3428 Sunbeam Dr · Bullhead City, AZ 86429

$249,990

4 bd · 2.5 ba · 1,850 sqft · SingleFamily · 70 Days on market

Built 2026 Excellent condition 6,534 sqft lot 2-car garage $50/mo HOA · 2% of rent ↓ 11% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +5.0/5.0
• Cash flow +4.3/30.0
• Livability +3.2/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0
• Schools +1.6/10.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to Sunbeam, a new community offering inspired new homes for sale in Bullhead City, AZ, from Century Complete. Discover spacious 3- and 4-bedroom floor plans with up to 1,850 square feet, 2-bay garages, open layouts, and spacious kitchens. Enjoy stylish included features such as granite countertops, stainless-steel appliances, white cabinets, and luxury vinyl plank flooring.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,567.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.2% below list).
• Recommended offer: $207k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime D-.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sunrise Elementary (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 434 students, 77% FRL); Fox Creek Jr High School (math 12% / reading 17%, grade F, #160 of 218 statewide, top 75%, 516 students, 65% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 392 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 42% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 70 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,894 (17.2% 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 70 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.55% ✗
• Cap rate: 3.08%
• Cash-on-cash: -11.49%
• DSCR: 0.49
• GRM: 15.1

CMA / ARV

• ARV (median comp): $374,567
• List price: $249,990
• Delta: -33.26%
• 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
3428 Sunbeam Dr	0.00mi	4/2.5	1,850 (0%)	1mo	$239,000	$129	99
3422 Sunbeam Dr	0.05mi	4/2.5	1,850 (0%)	0mo	$259,990	$141	98
3359 Landon Dr W	0.24mi	4/2.5	1,850 (0%)	0mo	$247,000	$134	89
3361 Landon Dr W	0.23mi	4/2.5	1,850 (0%)	1mo	$247,990	$134	88
225 Landon Dr	0.38mi	3/2.0 (-1)	1,875 (+1%)	4mo	$549,950	$293	70
812 Sunburst Cir	0.07mi	3/2.0 (-1)	1,608 (-13%)	1mo	$360,000	$224	67
3415 Sharon Rd	0.10mi	3/2.0 (-1)	1,574 (-15%)	0mo	$345,000	$219	63
3473 Sunglow Dr	0.52mi	3/2.0 (-1)	1,800 (-3%)	3mo	$458,721	$255	62
3395 Sunbeam Dr	0.29mi	3/2.0 (-1)	2,069 (+12%)	3mo	$700,000	$338	57
3551 Indian Hill Dr	0.68mi	4/2.0	1,974 (+7%)	4mo	$440,000	$223	52
3468 Florence Ave	0.42mi	3/2.0 (-1)	1,615 (-13%)	1mo	$405,000	$251	51
3090 Canyon De Chelly Dr	0.52mi	3/2.5 (-1)	2,092 (+13%)	4mo	$690,000	$330	45

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: -40.7%
• Equity multiple: -0.25×
• Total profit: $-130,648
• Equity at exit: $55,849

10-year hold

• IRR: -88.7%
• Equity multiple: -1.09×
• Total profit: $-219,293
• Equity at exit: $32,386

Cash invested: $104,879 (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: 15 active · 11 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $450,999 ($214/sqft)
• Median days on market: 81 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.6% vs current asking $/sqft

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

ZIP-level market 86429

• Home prices YoY: -1.8%
• Rents YoY: -0.6%
• Active inventory: 392
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,964
• Tax est. 1.5%: −$468 /mo · $5,619/yr
• Insurance: −$156
• HOA: −$50
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-1,004

Break-even live

Break-even rent $3,340

Max offer price $229,274

Occupancy floor —

Sensitivity live

Price	-10% $-745	-5% $-875	+0% $-1,004	+5% $-1,134	+10% $-1,263
Rent	-10% $-1,168	-5% $-1,086	+0% $-1,004	+5% $-922	+10% $-841
Rate	-1.0pp $-815	-0.5pp $-909	base $-1,004	+0.5pp $-1,101	+1.0pp $-1,200

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: $93,642
• Closing costs: $11,237
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3340 Landon Dr W Bullhead City, AZ	3.0	3.0	1884	$2,000	$1.06	62d	1	0.27mi
3340 Landon Dr W Bullhead City, AZ	3.0	2.0	1884	$2,000	$1.06	70d	1	0.27mi
3375 Sharon Ln Bullhead City, AZ	3.0	2.0	1358	$1,800	$1.33	62d	1	0.30mi
3340 Landon Dr W Bullhead City, AZ	3.0	3.0	1884	$2,000	$1.06	62d	2	0.31mi
2416 N Ridge Ave Bullhead City, AZ	3.0	2.0	1353	$2,000	$1.48	62d	1	1.43mi
311 Park Lake Dr Bullhead City, AZ	4.0	3.5	2087	$2,950	$1.41	62d	1	1.46mi

Property features AI

Finance

• Other: Subdivision: Sunbeam Estates
• HOA & community: Homeowners association with $50 monthly fee

Exterior

• Parking: Attached garage with garage door opener2-car garage
• Utilities: Public waterElectricity available
• Home design: Single family residenceResidential propertyNew constructionR1 single-family residential zoning
• Construction: Stucco exteriorShingle roofBuilt by Century Complete
• Exterior features: Covered patioPatioPaved road accessNo poolNo fencing

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveGranite countersPantry
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Granite countertopsPantryWalk-in closets
• Laundry & utility: Water heater

Listing history 30 events

1. 2026-07-02
   days on market $249,990 Active 70 DOM
2. 2026-07-01
   days on market $249,990 Active 69 DOM
3. 2026-06-30
   days on market $249,990 Active 68 DOM
4. 2026-06-29
   days on market $249,990 Active 67 DOM
5. 2026-06-28
   days on market $249,990 Active 66 DOM
6. 2026-06-28
   days on market $249,990 Active 65 DOM
7. 2026-06-27
   days on market $249,990 Active 64 DOM
8. 2026-06-25
   days on market $249,990 Active 62 DOM
9. 2026-06-23
   days on market $249,990 Active 60 DOM
10. 2026-06-21
    days on market $249,990 Active 59 DOM
11. 2026-06-18
    days on market $249,990 Active 56 DOM
12. 2026-06-17
    days on market $249,990 Active 55 DOM
13. 2026-06-16
    days on market $249,990 Active 54 DOM
14. 2026-06-15
    days on market $249,990 Active 53 DOM
15. 2026-06-14
    days on market $249,990 Active 51 DOM
16. 2026-06-13
    pricedays on market $249,990 Active 50 DOM
17. 2026-06-10
    days on market $259,990 Active 48 DOM
18. 2026-06-09
    days on market $259,990 Active 47 DOM
19. 2026-06-09
    price $259,990 Active 46 DOM
20. 2026-06-08
    days on market $264,990 Active 46 DOM
21. 2026-06-07
    days on market $264,990 Active 45 DOM
22. 2026-06-05
    days on market $264,990 Active 42 DOM
23. 2026-06-02
    days on market $264,990 Active 40 DOM
24. 2026-06-01
    days on market $264,990 Active 39 DOM
25. 2026-05-31
    days on market $264,990 Active 38 DOM
26. 2026-05-30
    days on market $264,990 Active 37 DOM
27. 2026-05-04
    price $269,990 40-char remark
28. 2026-05-04
    price $269,990
29. 2026-04-29
    listed $279,990 Active 40-char remark
30. 2026-04-23
    listed $279,990 Active

ⓘ 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: $24,827
• − Mortgage interest: −$20,982
• − Property taxes: −$5,619
• − Insurance: −$1,873
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$600
• − Depreciation: −$10,896
• Taxable loss: −$19,114
• Est. tax savings @ 24.0%: +$4,587
• After-tax cash flow: $-7,462/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 · 3 photos

Excellent 100/100 None rehab

This new construction home in Sunbeam offers a spacious 4-bedroom layout with modern finishes and a move-in-ready condition.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Sunrise Elementary F AZ #814/1,109 Nat'l #35,191/41,679 Middle Fox Creek Jr High School F AZ #160/218 Nat'l #12,767/14,009 High Mohave High School F AZ #245/381 Nat'l #14,801/17,239

Schools (NCES district)

• District: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

C Composite livability gradescore 64/100

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 209,184 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 8,619
• Household income: $58,906
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 18% of renters

---

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

---

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: ▼ -5.51%
• Current HPI: 302.1306
• Rent YoY: ▼ -0.56%
• 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

Property features AI

Finance

• Other: Subdivision: Sunbeam Estates
• HOA & community: Homeowners association with $50 monthly fee

Exterior

• Parking: Attached garage with garage door opener2-car garage
• Utilities: Public waterElectricity available
• Home design: Single family residenceResidential propertyNew constructionR1 single-family residential zoning
• Construction: Stucco exteriorShingle roofBuilt by Century Complete
• Exterior features: Covered patioPatioPaved road accessNo poolNo fencing

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveGranite countersPantry
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Granite countertopsPantryWalk-in closets
• Laundry & utility: Water heater

Price history

-10.7% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $249,990 WARDEX
• 2026-06-08 Price Changed $259,990 WARDEX
• 2026-05-26 Price Changed $264,990 WARDEX
• 2026-05-04 Price Changed $269,990 WARDEX
• 2026-04-23 Listed $279,990 WARDEX