4 S Summer Homes Dr · Black Canyon City, AZ 86343

$75,000

1 bd · 1.0 ba · 558 sqft · SingleFamily · 67 Days on market

Built 1947 Fair condition

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Why this score? — see what drove the C+ 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Located on USFS LEASED LAND, cabins in this area pay a Use Permit which allows for private cabins on USFS property. Annual Fee Required. No year round access due to snow. Vacation Home use only! USFS restricts use as primary home. Gated community located 7 miles from the town of Crown King. Located in the Prescott National Forest, near HTB Lake. Looking for a summer retreat that is remote and 20 degrees cooler than Phx? Look no further. This cute cabin is nestled in the tall pines of Prescott National Forest. Newer metal roof. Massive fireplace plus an antique cook stove! Beautiful screened porch with great views of the national forest. Locked gate to community. Do not travel out to this ca

Key facts

• Gated community
• Massive fireplace
• Screened porch

Tags

• GATED COMMUNITY
• PRESCOTT NATIONAL FOREST
• SCREENED PORCH
• MASSIVE FIREPLACE
• ANTIQUE COOK STOVE
• GREAT VIEWS

Property features AI

Finance

• Other: Directions: Exit #248 just north of Black Canyon City, then 28 miles of graded dirt road up to 6,000 ft elevation; property is an additional 7 miles from CK — call ahead for road conditions
• HOA & community: Land lease of $1,403 annually; Association fee includes other items (see remarks)

Exterior

• Utilities: Water hauled; Private sewer
• Home design: Single family residence; Leasehold ownership; Mountain view; Dirt road access (private maintained road)
• Construction: Wood siding and wood frame construction; Painted exterior; Metal roof; Building area per assessor
• Exterior features: Screened-in patio(s); Exterior storage; Shed(s)

Interior

• Kitchen: Non-laminate counters
• Bedrooms: 1 possible bedroom
• Flooring: Linoleum; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating available (see remarks); Cooling available (other)
• Interior features: Eat-in kitchen; Fireplace; Refrigerator included
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Black Canyon 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 58/100 on livability (#213 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Canon Elementary District (4484) (rural): math 25% / reading 35% proficiency, ranked #294 of 501 in AZ (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canon School (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 131 students, 93% FRL) — zoned schools average 93% FRL vs 65% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Canon Elementary District (4484) average; the district grade overstates school quality for this exact location.
• Market conditions: 42 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 $3k of equity ($519 loan paydown + $3k appreciation (3.8% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.99×
• Total profit: $20,719
• Equity at exit: $36,924

10-year hold

• IRR: 17.6%
• Equity multiple: 3.76×
• Total profit: $58,039
• Equity at exit: $59,529

Cash invested: $21,000 (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 86343

• Home prices YoY: 1.6%
• Active inventory: 42
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $136

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 79%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 67 DOM
2. 2026-06-18
   days on market $75,000 Active 66 DOM
3. 2026-06-17
   days on market $75,000 Active 65 DOM
4. 2026-06-16
   days on market $75,000 Active 64 DOM
5. 2026-06-15
   days on market $75,000 Active 63 DOM
6. 2026-06-14
   days on market $75,000 Active 61 DOM
7. 2026-06-12
   days on market $75,000 Active 60 DOM
8. 2026-06-09
   days on market $75,000 Active 57 DOM
9. 2026-06-08
   days on market $75,000 Active 56 DOM
10. 2026-06-07
    days on market $75,000 Active 55 DOM
11. 2026-06-07
    days on market $75,000 Active 54 DOM
12. 2026-06-04
    days on market $75,000 Active 51 DOM
13. 2026-06-02
    days on market $75,000 Active 50 DOM
14. 2026-06-01
    days on market $75,000 Active 49 DOM
15. 2026-05-31
    days on market $75,000 Active 48 DOM
16. 2026-05-31
    days on market $75,000 Active 47 DOM
17. 2026-04-12
    listed $75,000 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: $9,939
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$2,182
• Taxable income: $466
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $1,520/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 · 13 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to modernize the kitchen and bathrooms, which will significantly increase its resale value. The property is located in a scenic area with potential for rental income.

Repairs flagged

• Major Kitchen cabinets — Dated and in poor condition
• Major Kitchen appliances — Antique cook stove
• Major Bathroom fixtures — Standard fixtures, dated tile

Value-add opportunities

• Resale Modernize kitchen — Up-to-date kitchen will attract more buyers
• Both Landscaping and curb appeal — Enhances curb appeal and can be done inexpensively

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated and in poor condition	Major	$15,000–50,000
Kitchen appliances · Antique cook stove	Major	$15,000–50,000
Bathroom fixtures · Standard fixtures, dated tile	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Modernize kitchen — Up-to-date kitchen will attract more buyers ↑
• Both Landscaping and curb appeal — Enhances curb appeal and can be done inexpensively ↑

ⓘ 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: Canon Elementary District (4484)
• NCES district ID: 0401650
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $37,755
• Composite: 27.85/100
• National rank: #12286
• State rank: #294 of 501 in AZ

Livability — Black Canyon City

• Score: 58/100
• State rank: #213
• US rank: #21226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 140

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 (87%)
• Race & ethnicity: White 87% Two or more races 13% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 16% Slovak 14% Lithuanian 8%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 3.75%
• Current HPI: 230.8682
• 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

• 2026-04-12 Listed $75,000 ARMLS