17336 E Apricot Ln · Spring Valley, AZ 86333

$195,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 50 Days on market

Built 1983 8,276 sqft lot Est $248k · 21% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

Key facts

• Covered deck
• Fenced back yard
• Split floor plan

Tags

• CORNER LOT
• SPLIT FLOOR PLAN
• VAULTED CEILINGS
• FENCED BACK YARD
• COVERED DECK

Property features AI

Finance

• Other: Lot is approximately 0.19 acres; Corner, level lot with trees in a rural setting; Zoned R1-10; County-maintained paved road frontage; Subdivision: Spring Valley
• HOA & community: Not a senior community

Exterior

• Parking: Detached 2-car garage; Total parking for 2 vehicles; RV parking available; Garage door opener
• Security: Smoke detectors
• Utilities: Private water; Natural gas water heater; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Conventional septic (WWT - Septic Conv)
• Home design: Residential manufactured home; Double wide; Single-story
• Construction: Frame construction; Composition roof; Piers foundation; Built as a double wide manufactured home
• Exterior features: Deck; Patio; Gravel driveway; Back yard fencing; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Master bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced gas heating; Natural gas heating
• Interior features: Beamed ceilings; Solid surface counters; Living/dining combo; Single-level living; Master suite on main level; Walk-in closet(s); Washer/dryer connection
• Laundry & utility: Laundry room; Washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (15.9% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $164k (15.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#117 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Mayer Unified School District (4473) (rural): math 23% / reading 26% proficiency, ranked #165 of 249 in AZ (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mayer Elementary School (math 26% / reading 32%, grade F, #570 of 1,109 statewide, top 52%, 373 students, 93% FRL); Mayer High School (math 5% / reading 5%, grade F, #364 of 381 statewide, top 100%, 200 students, 66% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 244 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,044 (15.9% 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 50 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $247,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17231 E Panorama Dr	0.28mi	3/2.0	1,441 (+0%)	7mo	$225,000	$156	81
17202 E Bob White Rd	0.34mi	3/2.0	1,349 (-6%)	2mo	$275,000	$204	72
17272 E Apricot Ln	0.11mi	3/2.0	1,316 (-9%)	13mo	$225,000	$171	69
17442 E Bob White Rd	0.22mi	3/2.0	1,431 (-1%)	24mo	$253,000	$177	69
17527 E Trails End Rd	0.20mi	3/2.0	1,575 (+9%)	8mo	$256,000	$163	68
17240 E Lakeview Dr	0.14mi	3/2.0	1,621 (+13%)	24mo	$279,000	$172	53
13602 S Bob White Ct	0.44mi	4/2.0 (+1)	1,537 (+7%)	16mo	$225,000	$146	50
17217 E Fairway Dr	0.23mi	3/2.0	1,233 (-14%)	20mo	$260,000	$211	49
14130 S Spring Ln	0.33mi	3/2.0	1,620 (+12%)	22mo	$279,900	$173	45

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $92,869
• Equity at exit: $175,671

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $284,778
• Equity at exit: $378,842

Cash invested: $54,600 (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 86333

• Home prices YoY: 17.3%
• Active inventory: 244
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-214

Break-even live

Break-even rent $2,246

Max offer price $164,044

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-147	+0% $-214	+5% $-281	+10% $-349
Rent	-10% $-370	-5% $-292	+0% $-214	+5% $-136	+10% $-58
Rate	-1.0pp $-116	-0.5pp $-164	base $-214	+0.5pp $-264	+1.0pp $-316

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-22
   days on market $195,000 Active 50 DOM
2. 2026-06-18
   days on market $195,000 Active 47 DOM
3. 2026-06-17
   days on market $195,000 Active 46 DOM
4. 2026-06-16
   days on market $195,000 Active 45 DOM
5. 2026-06-15
   days on market $195,000 Active 44 DOM
6. 2026-06-14
   days on market $195,000 Active 42 DOM
7. 2026-06-13
   days on market $195,000 Active 41 DOM
8. 2026-06-10
   days on market $195,000 Active 39 DOM
9. 2026-06-09
   days on market $195,000 Active 38 DOM
10. 2026-06-08
    days on market $195,000 Active 37 DOM
11. 2026-06-07
    days on market $195,000 Active 36 DOM
12. 2026-06-03
    days on market $195,000 Active 32 DOM
13. 2026-06-02
    days on market $195,000 Active 31 DOM
14. 2026-06-01
    days on market $195,000 Active 30 DOM
15. 2026-05-31
    days on market $195,000 Active 29 DOM
16. 2026-05-30
    days on market $195,000 Active 28 DOM
17. 2026-05-01
    listed $195,000 Active
18. 2023-05-04
    soldstatus $205,500 Closed 523-char remark

    Show marketing remark (523 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

19. 2023-05-04
    soldstatus $205,500

    Show marketing remark (523 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

20. 2023-04-28
    soldstatus $205,500 Closed 518-char remark

    Show marketing remark (518 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

21. 2023-03-29
    status Pending 518-char remark

    Show marketing remark (523 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

22. 2023-03-29
    historical Active with Contingency 523-char remark

    Show marketing remark (523 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

23. 2023-03-14
    listed $197,000 Active 518-char remark

    Show marketing remark (518 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

24. 2023-03-09
    listed $197,000 Active 523-char remark

    Show marketing remark (523 chars)

    Move in ready 3 bed/2 bath home on a corner lot in Spring Valley. Bring all your toys as this property features a site built 2 car garage with 220 and lots of storage. It has an RV gate, RV hookups, 2 driveways, a carport, and a fully fenced backyard. The home features raised beamed ceilings and laminate wood flooring throughout. The open and split bedroom floorplan and large kitchen makes this home a must see. Bedrooms are good sized and the interior is freshly painted. See private remarks for financing options.

25. 2023-01-29
    status Active
26. 2023-01-19
    historical Active with Contingency
27. 2023-01-10
    status Active
28. 2023-01-06
    historical Active with Contingency
29. 2022-12-29
    price $198,000
30. 2022-11-15
    status Active
31. 2022-10-27
    status Pending
32. 2022-10-27
    historical
33. 2022-10-01
    status Active
34. 2022-10-01
    price $210,000
35. 2022-08-03
    historical Active with Contingency
36. 2022-08-02
    status Active
37. 2022-07-02
    status Pending
38. 2022-06-19
    status Active
39. 2022-06-14
    historical Active with Contingency
40. 2022-06-07
    listed $198,000 Active
41. 2020-07-15
    soldstatus $125,000
42. 2000-12-11
    soldstatus $10,000
43. 1990-06-08
    soldstatus $5,000

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 18 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: $23,699
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$6,094
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,673
• Taxable loss: −$5,707
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $-1,198/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: Mayer Unified School District (4473)
• NCES district ID: 0404820
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $35,108
• Composite: 20.22/100
• National rank: #8627
• State rank: #165 of 249 in AZ

Livability — Spring Valley

• Score: 63/100
• State rank: #117
• US rank: #15515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, AZ
• Population (ZIP): 6,425

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 (77%)
• Race & ethnicity: White 77% Two or more races 15% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Iranian 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% Russian/Polish/Slavic 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: ▲ 55.51%
• Current HPI: 376.0374
• 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

+3800.0% since first listed

27 events — show timeline

• 2026-05-01 Listed $195,000 PAARMLS as Distributed by MLS Grid
• 2023-05-04 Sold (Public Records) $205,500 Public Records
• 2023-05-04 Sold (MLS) $205,500 PAARMLS as Distributed by MLS Grid
• 2023-04-28 Sold (MLS) $205,500 ARMLS
• 2023-03-29 Pending — ARMLS
• 2023-03-29 Contingent — PAARMLS as Distributed by MLS Grid
• 2023-03-14 Listed $197,000 ARMLS
• 2023-03-09 Listed $197,000 PAARMLS as Distributed by MLS Grid
• 2023-01-29 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-01-19 Contingent — PAARMLS as Distributed by MLS Grid
• 2023-01-10 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-01-06 Contingent — PAARMLS as Distributed by MLS Grid
• 2022-12-29 Price Changed $198,000 PAARMLS as Distributed by MLS Grid
• 2022-11-15 Relisted — PAARMLS as Distributed by MLS Grid
• 2022-10-27 Pending — PAARMLS as Distributed by MLS Grid
• 2022-10-27 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2022-10-01 Relisted — PAARMLS as Distributed by MLS Grid
• 2022-10-01 Price Changed $210,000 PAARMLS as Distributed by MLS Grid
• 2022-08-03 Contingent — PAARMLS as Distributed by MLS Grid
• 2022-08-02 Relisted — PAARMLS as Distributed by MLS Grid
• 2022-07-02 Pending — PAARMLS as Distributed by MLS Grid
• 2022-06-19 Relisted — PAARMLS as Distributed by MLS Grid
• 2022-06-14 Contingent — PAARMLS as Distributed by MLS Grid
• 2022-06-07 Listed $198,000 PAARMLS as Distributed by MLS Grid
• 2020-07-15 Sold (Public Records) $125,000 Public Records
• 2000-12-11 Sold (Public Records) $10,000 Public Records
• 1990-06-08 Sold (Public Records) $5,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $339 · +6.7% YoY. Source: county tax records.