2050 W St Route 89a -- #217 · Cottonwood, AZ 86326

$145,000

2 bd · 2.0 ba · 1,736 sqft · Manufactured · 49 Days on market

Built 1994 Fair condition Est $233k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1994 Cavco 2BR 2BA + Den/Office approx.1736sq. ft. $89,900 Immaculate inside and out - Low Maintenance Corner Lot Spacious kitchen with plenty of cabinets & island Breakfast nook Separate dining area Wood laminate & carpet flooring throughout - 2017 Covered front porch Separate laundry with cabinets & folding area - front load w/d new - 2017 Master bedroom has his/hers large walk in closet & spacious en-suite Master bathroom/en-suite has step in shower & dressing area New roof 2016 New microwave 2016 Air ducts cleaned 2016 Leveled 2016 Shed with electricity LOT RENT IS $629.49 A MONTH WHICH INCLUDES TRASH , SEWER AND AMENITIES We are centrally located close to medical facilities, shopping, dining and plenty of outdoor activities. Sedona and Jerome are a short drive away.

Key facts

• 2 parking spots
• Community pool
• Built 1994

Property features AI

Finance

• Other: Tax information available (annual tax noted)
• HOA & community: Land lease (monthly); Monthly land lease payment of $779.09; Association maintains grounds and streets; Community amenities include pool, golf, pickleball courts, gated entry, transportation services, near bus stop, biking/walking paths, and fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; 220 volts in kitchen
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain and red rock/boulder views
• Construction: Aluminum siding construction; Composition roof; Builder-reported building area
• Exterior features: Aluminum siding; Additional shed(s); Gravel/stone front and back yard; Private maintained road; Composition roof; Spa (heated); Fenced (see remarks)

Interior

• Kitchen: 220-volt outlet in kitchen; Built-in microwave; Built-in electric oven; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Up to 3 bedrooms; Master bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Central air; Ceiling fans
• Interior features: Double vanity; Kitchen island; Master bedroom with 3/4 bath

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,172/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 0.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $232,624
• 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 -- #8	0.00mi	3/2.0 (+1)	1,782 (+3%)	9mo	$95,000	$53	83
1216 Hogan Dr	0.20mi	2/2.0	1,600 (-8%)	1mo	$248,000	$155	77
2050 W State Route 89a -- #345	0.14mi	3/2.0 (+1)	1,800 (+4%)	6mo	$240,300	$134	77
2050 W State Route 89-a -- #344	0.26mi	3/2.0 (+1)	1,680 (-3%)	2mo	$200,000	$119	76
700 W On The Greens Blvd	0.50mi	2/2.0	1,720 (-1%)	1mo	$277,500	$161	74
1024 Rankin Ave	0.17mi	3/2.0 (+1)	1,605 (-8%)	2mo	$199,900	$125	73
880 W On The Greens Blvd	0.31mi	3/2.0 (+1)	1,620 (-7%)	2mo	$249,900	$154	68
2050 W State Route 89-a #149	0.00mi	3/2.0 (+1)	1,560 (-10%)	12mo	$169,000	$108	68
2050 W SR 89-a -- #96	0.26mi	3/2.0 (+1)	1,568 (-10%)	1mo	$155,000	$99	66
1360 W On The Greens Blvd	0.08mi	2/2.0	1,504 (-13%)	12mo	$225,000	$150	63
2050 W State Route 89a -- #320	0.26mi	3/2.0 (+1)	1,960 (+13%)	2mo	$175,000	$89	59
1181 Sunrise Dr	0.63mi	3/2.0 (+1)	1,739 (+0%)	8mo	$345,000	$198	58

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: 10.1%
• Equity multiple: 1.39×
• Total profit: $15,643
• Equity at exit: $21,620

10-year hold

• IRR: 16.6%
• Equity multiple: 2.18×
• Total profit: $47,706
• Equity at exit: $12,537

Cash invested: $40,600 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $714

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 62%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.23mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	0.98mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	21d	1	1.28mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	13d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	13d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 49 DOM
2. 2026-06-17
   days on market $145,000 Active 48 DOM
3. 2026-06-16
   days on market $145,000 Active 47 DOM
4. 2026-06-15
   days on market $145,000 Active 46 DOM
5. 2026-06-14
   days on market $145,000 Active 44 DOM
6. 2026-06-13
   days on market $145,000 Active 43 DOM
7. 2026-06-10
   days on market $145,000 Active 41 DOM
8. 2026-06-09
   days on market $145,000 Active 40 DOM
9. 2026-06-08
   days on market $145,000 Active 39 DOM
10. 2026-06-07
    days on market $145,000 Active 38 DOM
11. 2026-06-05
    days on market $145,000 Active 35 DOM
12. 2026-06-03
    days on market $145,000 Active 34 DOM
13. 2026-06-02
    days on market $145,000 Active 33 DOM
14. 2026-06-01
    days on market $145,000 Active 32 DOM
15. 2026-05-31
    days on market $145,000 Active 31 DOM
16. 2026-05-30
    days on market $145,000 Active 30 DOM
17. 2026-04-30
    listed $145,000 Active
18. 2020-03-16
    soldstatus $90,000 818-char remark

    Show marketing remark (818 chars)

    1994 Cavco 2BR 2BA + Den/Office approx.1736sq. ft. $89,900 Immaculate inside and out - Low Maintenance Corner Lot Spacious kitchen with plenty of cabinets & island Breakfast nook Separate dining area Wood laminate & carpet flooring throughout - 2017 Covered front porch Separate laundry with cabinets & folding area - front load w/d new - 2017 Master bedroom has his/hers large walk in closet & spacious en-suite Master bathroom/en-suite has step in shower & dressing area New roof 2016 New microwave 2016 Air ducts cleaned 2016 Leveled 2016 Shed with electricity LOT RENT IS $629.49 A MONTH WHICH INCLUDES TRASH , SEWER AND AMENITIES We are centrally located close to medical facilities, shopping, dining and plenty of outdoor activities. Sedona and Jerome are a short drive away.

19. 2020-02-06
    listed $89,900 818-char remark

    Show marketing remark (818 chars)

    1994 Cavco 2BR 2BA + Den/Office approx.1736sq. ft. $89,900 Immaculate inside and out - Low Maintenance Corner Lot Spacious kitchen with plenty of cabinets & island Breakfast nook Separate dining area Wood laminate & carpet flooring throughout - 2017 Covered front porch Separate laundry with cabinets & folding area - front load w/d new - 2017 Master bedroom has his/hers large walk in closet & spacious en-suite Master bathroom/en-suite has step in shower & dressing area New roof 2016 New microwave 2016 Air ducts cleaned 2016 Leveled 2016 Shed with electricity LOT RENT IS $629.49 A MONTH WHICH INCLUDES TRASH , SEWER AND AMENITIES We are centrally located close to medical facilities, shopping, dining and plenty of outdoor activities. Sedona and Jerome are a short drive away.

ⓘ 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: $26,066
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$4,218
• Taxable income: $6,655
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $6,970/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

Fair 45/100 Cosmetic rehab

This manufactured home is move-in ready with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Bathroom cleaning — Cleanliness enhances value
• Minor Exterior siding — Weathered appearance

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modernizes kitchen and adds value
• Both Replace bathroom fixtures — Improves functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
Bathroom cleaning · Cleanliness enhances value	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modernizes kitchen and adds value ↑
• Both Replace bathroom fixtures — Improves functionality and appearance ↑

ⓘ 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• Metro: Prescott Valley-Prescott, 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

+61.3% since first listed

3 events — show timeline

• 2026-04-30 Listed $145,000 ARMLS
• 2020-03-16 Sold (MLS) $90,000 ARMLS
• 2020-02-06 Listed $89,900 ARMLS