601 Beachcomber Blvd #492 · Lake Havasu City, AZ 86403

$70,000

1 bd · 1.0 ba · 750 sqft · Manufactured · 150 Days on market

Built 1973 Fair condition 528 sqft lot $93/sqft · 65% below area ↓ 39% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* ON LEASED LAND * Have you always dreamed of island living? Now is your opportunity to make it a reality. Welcome to this fully furnished 1 bedroom, 1 bath mobile home located on a prime corner lot within the secure, gated community of Beachcomber Estates. This charming home features a cozy living area, an open-concept kitchen and dining space, and indoor laundry for added convenience. The bedroom offers additional flex space—perfect for a craft room, storage, or extra sleeping area. Plus, enjoy peace of mind knowing the entire home was recently repiped in October 2024. Step outside and take in stunning island and LAKE views from your private, grandfathered rooftop deck, an ideal spot for relaxing evenings and unforgettable sunsets. There's ample room for your toys with a carport large enough for a boat, plus additional parking in front. Beachcomber Estates provides a tranquil, resort-style lifestyle with outstanding amenities including 24/7 security, clubhouse with kitchen, laundry facilities, pool and spa, horseshoes, bocce ball, and a putting green. A golf cart may be included for easy community cruising. This is a rare chance to own your own piece of island paradise

Key facts

• Gated community
• Private rooftop deck
• Recently repiped

Tags

• GATED COMMUNITY
• PRIVATE ROOFTOP DECK
• LAKE VIEWS
• RECENTLY REPIPED
• AMPLE ROOM FOR TOYS
• OUTSTANDING AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• Market conditions: Rents rising (+3.4%/yr); 387 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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 1973 — 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 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?
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: 1.90% ✓
• Cap rate: 16.03%
• Cash-on-cash: 34.77%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $199,238
• List price: $70,000
• Delta: -64.87%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Beachcomber Blvd #311	0.00mi	2/1.0 (+1)	720 (-4%)	8mo	$100,000	$139	82
601 Beachcomber Blvd #394	0.00mi	2/1.5 (+1)	812 (+8%)	0mo	$125,000	$154	79
555 Beachcomber Blvd Unit B15	0.18mi	2/2.0 (+1)	755 (+1%)	5mo	$530,000	$702	77
601 Beachcomber Blvd #384	0.00mi	2/1.5 (+1)	800 (+7%)	8mo	$230,000	$288	75
601 Beachcomber Blvd #308	0.00mi	2/2.0 (+1)	720 (-4%)	12mo	$150,000	$208	74
555 Beachcomber Blvd Unit D39	0.18mi	2/2.0 (+1)	760 (+1%)	11mo	$214,000	$282	72
601 Beachcomber Blvd #328	0.00mi	2/1.0 (+1)	728 (-3%)	24mo	$70,000	$96	70
555 Beachcomber Blvd #257	0.18mi	2/1.0 (+1)	675 (-10%)	10mo	$225,000	$333	61
555 Beachcomber Blvd Unit D31	0.18mi	2/1.0 (+1)	650 (-13%)	10mo	$200,000	$308	56
555 Beachcomber Blvd Unit D38	0.18mi	2/2.0 (+1)	800 (+7%)	23mo	$270,000	$338	52
555 Beachcomber Blvd Unit D11	0.18mi	2/1.0 (+1)	648 (-14%)	15mo	$320,000	$494	51

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: 30.8%
• Equity multiple: 2.30×
• Total profit: $25,427
• Equity at exit: $10,437

10-year hold

• IRR: 38.2%
• Equity multiple: 4.63×
• Total profit: $71,194
• Equity at exit: $6,052

Cash invested: $19,600 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 387
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $568

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 52%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Genoa Dr Lake Havasu City, AZ	2.0	2.0	1094	$1,695	$1.55	13d	1	0.69mi

Listing history 23 events

1. 2026-06-18
   days on market $70,000 Active 150 DOM
2. 2026-06-17
   days on market $70,000 Active 149 DOM
3. 2026-06-16
   days on market $70,000 Active 148 DOM
4. 2026-06-15
   days on market $70,000 Active 147 DOM
5. 2026-06-14
   days on market $70,000 Active 145 DOM
6. 2026-06-13
   days on market $70,000 Active 144 DOM
7. 2026-06-10
   days on market $70,000 Active 142 DOM
8. 2026-06-09
   days on market $70,000 Active 141 DOM
9. 2026-06-08
   days on market $70,000 Active 140 DOM
10. 2026-06-07
    days on market $70,000 Active 139 DOM
11. 2026-06-03
    days on market $70,000 Active 135 DOM
12. 2026-06-02
    days on market $70,000 Active 134 DOM
13. 2026-06-01
    days on market $70,000 Active 133 DOM
14. 2026-05-31
    days on market $70,000 Active 132 DOM
15. 2026-05-30
    days on market $70,000 Active 131 DOM
16. 2026-05-13
    price $70,000 1199-char remark

    Show marketing remark (1199 chars)

    * ON LEASED LAND * Have you always dreamed of island living? Now is your opportunity to make it a reality. Welcome to this fully furnished 1 bedroom, 1 bath mobile home located on a prime corner lot within the secure, gated community of Beachcomber Estates. This charming home features a cozy living area, an open-concept kitchen and dining space, and indoor laundry for added convenience. The bedroom offers additional flex space—perfect for a craft room, storage, or extra sleeping area. Plus, enjoy peace of mind knowing the entire home was recently repiped in October 2024. Step outside and take in stunning island and LAKE views from your private, grandfathered rooftop deck, an ideal spot for relaxing evenings and unforgettable sunsets. There's ample room for your toys with a carport large enough for a boat, plus additional parking in front. Beachcomber Estates provides a tranquil, resort-style lifestyle with outstanding amenities including 24/7 security, clubhouse with kitchen, laundry facilities, pool and spa, horseshoes, bocce ball, and a putting green. A golf cart may be included for easy community cruising. This is a rare chance to own your own piece of island paradise

17. 2026-03-13
    status Active 1199-char remark

    Show marketing remark (1199 chars)

    * ON LEASED LAND * Have you always dreamed of island living? Now is your opportunity to make it a reality. Welcome to this fully furnished 1 bedroom, 1 bath mobile home located on a prime corner lot within the secure, gated community of Beachcomber Estates. This charming home features a cozy living area, an open-concept kitchen and dining space, and indoor laundry for added convenience. The bedroom offers additional flex space—perfect for a craft room, storage, or extra sleeping area. Plus, enjoy peace of mind knowing the entire home was recently repiped in October 2024. Step outside and take in stunning island and LAKE views from your private, grandfathered rooftop deck, an ideal spot for relaxing evenings and unforgettable sunsets. There's ample room for your toys with a carport large enough for a boat, plus additional parking in front. Beachcomber Estates provides a tranquil, resort-style lifestyle with outstanding amenities including 24/7 security, clubhouse with kitchen, laundry facilities, pool and spa, horseshoes, bocce ball, and a putting green. A golf cart may be included for easy community cruising. This is a rare chance to own your own piece of island paradise

18. 2026-03-07
    status Pending 1199-char remark

    Show marketing remark (1199 chars)

    * ON LEASED LAND * Have you always dreamed of island living? Now is your opportunity to make it a reality. Welcome to this fully furnished 1 bedroom, 1 bath mobile home located on a prime corner lot within the secure, gated community of Beachcomber Estates. This charming home features a cozy living area, an open-concept kitchen and dining space, and indoor laundry for added convenience. The bedroom offers additional flex space—perfect for a craft room, storage, or extra sleeping area. Plus, enjoy peace of mind knowing the entire home was recently repiped in October 2024. Step outside and take in stunning island and LAKE views from your private, grandfathered rooftop deck, an ideal spot for relaxing evenings and unforgettable sunsets. There's ample room for your toys with a carport large enough for a boat, plus additional parking in front. Beachcomber Estates provides a tranquil, resort-style lifestyle with outstanding amenities including 24/7 security, clubhouse with kitchen, laundry facilities, pool and spa, horseshoes, bocce ball, and a putting green. A golf cart may be included for easy community cruising. This is a rare chance to own your own piece of island paradise

19. 2026-01-14
    listed $75,000 Active 1199-char remark

    Show marketing remark (1199 chars)

    * ON LEASED LAND * Have you always dreamed of island living? Now is your opportunity to make it a reality. Welcome to this fully furnished 1 bedroom, 1 bath mobile home located on a prime corner lot within the secure, gated community of Beachcomber Estates. This charming home features a cozy living area, an open-concept kitchen and dining space, and indoor laundry for added convenience. The bedroom offers additional flex space—perfect for a craft room, storage, or extra sleeping area. Plus, enjoy peace of mind knowing the entire home was recently repiped in October 2024. Step outside and take in stunning island and LAKE views from your private, grandfathered rooftop deck, an ideal spot for relaxing evenings and unforgettable sunsets. There's ample room for your toys with a carport large enough for a boat, plus additional parking in front. Beachcomber Estates provides a tranquil, resort-style lifestyle with outstanding amenities including 24/7 security, clubhouse with kitchen, laundry facilities, pool and spa, horseshoes, bocce ball, and a putting green. A golf cart may be included for easy community cruising. This is a rare chance to own your own piece of island paradise

20. 2025-11-07
    price $75,000
21. 2025-08-10
    price $98,999
22. 2025-06-02
    price $100,000
23. 2025-02-19
    listed $114,900 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°F today · 15 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: $15,975
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,036
• Taxable income: $6,061
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $5,360/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 · 1 photo

Fair 45/100 Cosmetic rehab

This fully furnished mobile home is in fair condition with average exterior and interior features. It has recently been repiped, which is a positive. However, it could benefit from exterior painting and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace outdoor furniture — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace outdoor furniture — Enhances curb appeal and rental value ↑

ⓘ 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: 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

-39.1% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $70,000 LHAR
• 2026-03-13 Relisted — LHAR
• 2026-03-07 Pending — LHAR
• 2026-01-14 Listed $75,000 LHAR
• 2025-11-07 Price Changed $75,000 LHAR
• 2025-08-10 Price Changed $98,999 LHAR
• 2025-06-02 Price Changed $100,000 LHAR
• 2025-02-19 Listed $114,900 LHAR