2050 W State Route 89a Hwy #63 · Clarkdale, AZ 86324

$118,000

2 bd · 2.0 ba · 1,230 sqft · Manufactured · 9 Days on market

Built 1995 Good condition Est $133k · 11% under

---

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
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Space, flexibility, and an unbeatable lifestyle await in Pine Shadows! This well-maintained 2-bedroom, 2-bath home reflects true pride of ownership and offers comfortable living with thoughtful updates and exceptional bonus space. A highly sought-after oversized 3-car garage provides ample room for vehicles, a golf cart, hobbies, workshop space, or additional storage. Inside, you'll find a spacious and versatile floor plan highlighted by a large flex/media room created from the enclosed Arizona room, offering endless possibilities for a hobby room, home office, fitness area, game room, or entertainment space. Recent improvements add value and peace of mind, including a new roof over the Ari

Key facts

• New refrigerator
• New a c unit
• 3 garage spots

Tags

• OVERSIZED 3-CAR GARAGE
• LARGE FLEX MEDIA ROOM
• NEW ROOF OVER ARIZONA ROOM
• NEW A C UNIT
• NEW REFRIGERATOR
• VINYL REPLACEMENT WINDOWS

Property features AI

Finance

• Other: Private indoor heated pool and spa
• Financial info: $428.80 annual tax (2025)
• HOA & community: Land lease with monthly fee; Land lease amount $845 per month; Association covers sewer, trash, and water; Community amenities: pool, community spa, tennis courts, pickleball, racquetball, golf, fitness center, community media room

Exterior

• Parking: 3-car garage; 1 covered carport space; 4 covered parking spaces; 1 open parking space; Direct access parking
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; City and mountain views; Asphalt road access
• Construction: Wood frame construction; Vertical and board & batten siding; Tile roof; Building area reported by owner
• Exterior features: Private streets; On-site storage; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Laminate counters; Refrigerator
• Bedrooms: 2 bedrooms (possible)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and natural gas heating; Central air; Ceiling fans; Window/wall unit(s)
• Interior features: High-speed internet; Vaulted ceilings; 3/4 bath in primary bedroom; Laminate counters; Dual-pane windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 17.3% vs local median 3.0% in Clarkdale — 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 58/100 on livability (#203 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: amenities F, commute F, employment F.
• Mingus Union High School District (4488) (town): math 45% / reading 35% proficiency, ranked #198 of 501 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $816 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $118,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.04% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.29%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $132,840
• 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 -- #152	0.01mi	2/2.0	1,344 (+9%)	0mo	$205,000	$153	84
2050 W State Route 89a -- #181	0.41mi	2/2.0	1,216 (-1%)	0mo	$120,000	$99	79
511 Mingus Shadows Dr	0.22mi	2/2.0	1,325 (+8%)	3mo	$262,500	$198	74
2050 W State Route 89a -- #86	0.24mi	3/2.0 (+1)	1,344 (+9%)	2mo	$35,000	$26	66
2050 W State Route 89-a -- #92	0.24mi	3/2.0 (+1)	1,344 (+9%)	4mo	$145,000	$108	65
2050 State Route 89a -- #377	0.48mi	2/2.0	1,088 (-12%)	1mo	$109,000	$100	58
880 Calle Rosas --	0.55mi	3/2.0 (+1)	1,324 (+8%)	0mo	$279,999	$211	56
2050 W State Route 89a Hwy #51	0.48mi	2/2.0	1,088 (-12%)	4mo	$125,000	$115	54
2050 W State Route 89a -- #158	0.48mi	3/2.0 (+1)	1,334 (+8%)	5mo	$130,000	$97	54
426 Lampliter Vlg #426	0.52mi	3/2.0 (+1)	1,100 (-11%)	3mo	$69,000	$63	51
1077 W Highway 89a -- #209	0.52mi	3/2.0 (+1)	1,369 (+11%)	2mo	$110,000	$80	50
972 Trevino Dr	0.60mi	3/2.0 (+1)	1,382 (+12%)	2mo	$179,900	$130	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.51×
• Total profit: $49,809
• Equity at exit: $17,594

10-year hold

• IRR: 42.3%
• Equity multiple: 5.00×
• Total profit: $132,232
• Equity at exit: $10,202

Cash invested: $33,040 (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 86324

• Home prices YoY: -22.7%
• Active inventory: 119
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,082

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,163	-5% $1,122	+0% $1,082	+5% $1,041	+10% $1,000
Rent	-10% $892	-5% $987	+0% $1,082	+5% $1,177	+10% $1,271
Rate	-1.0pp $1,141	-0.5pp $1,112	base $1,082	+0.5pp $1,051	+1.0pp $1,020

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	0.89mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	1.14mi

Listing history 7 events

1. 2026-06-21
   days on market $118,000 Active 9 DOM
2. 2026-06-18
   days on market $118,000 Active 6 DOM
3. 2026-06-17
   days on market $118,000 Active 5 DOM
4. 2026-06-16
   days on market $118,000 Active 4 DOM
5. 2026-06-15
   days on market $118,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $118,000 Active 1 DOM

ⓘ 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: $28,818
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$3,433
• Taxable income: $11,804
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $10,147/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath home offers a good condition with recent updates and a spacious floor plan. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mingus Union High School District (4488)
• NCES district ID: 0405070
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,715
• Composite: 36.15/100
• National rank: #9465
• State rank: #198 of 501 in AZ

Livability — Clarkdale

• Score: 58/100
• State rank: #203
• US rank: #20648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkdale, AZ
• Population (ZIP): 4,646

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 6% Slovak 3% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -90.67%
• Current HPI: 308.306
• 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

1 event — show timeline

• 2026-06-11 Listed $118,000 ARMLS