1504 Private Rd · Prescott, AZ 86301

$109,000

2 bd · 2.0 ba · 720 sqft · Land public records · 255 Days on market

Built 1981 435 sqft lot $151/sqft · 15% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

Key facts

• Appliances
• New flooring
• Large kitchen

Tags

• NEW FLOORING
• COUNTER TOPS
• KITCHEN FIXTURES
• APPLIANCES
• BATHROOM FIXTURES
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $109k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 486 active listings in the ZIP; 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 $754 of loan paydown is wiped out by about $3k 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 + 0.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $90k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $239,077
• List price: $109,000
• Delta: -54.41%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $7,298
• Equity at exit: $16,252

10-year hold

• IRR: 13.1%
• Equity multiple: 1.91×
• Total profit: $27,657
• Equity at exit: $9,424

Cash invested: $30,520 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 486
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $458

Break-even live

Break-even rent $962

Max offer price $109,000

Occupancy floor 65%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $109,000 Active 255 DOM
2. 2026-06-17
   days on market $109,000 Active 254 DOM
3. 2026-06-16
   days on market $109,000 Active 253 DOM
4. 2026-06-15
   days on market $109,000 Active 252 DOM
5. 2026-06-14
   days on market $109,000 Active 250 DOM
6. 2026-06-13
   days on market $109,000 Active 249 DOM
7. 2026-06-10
   days on market $109,000 Active 247 DOM
8. 2026-06-09
   days on market $109,000 Active 246 DOM
9. 2026-06-08
   days on market $109,000 Active 245 DOM
10. 2026-06-07
    days on market $109,000 Active 244 DOM
11. 2026-06-05
    pricedays on market $109,000 Active 241 DOM
12. 2026-06-02
    days on market $119,000 Active 239 DOM
13. 2026-06-01
    days on market $119,000 Active 238 DOM
14. 2026-05-31
    days on market $119,000 Active 237 DOM
15. 2026-05-30
    days on market $119,000 Active 236 DOM
16. 2026-05-02
    price $119,000 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

17. 2026-04-01
    price $129,000 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

18. 2026-03-05
    price $139,900 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

19. 2026-03-05
    status Active 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

20. 2026-03-03
    historical 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

21. 2026-01-07
    price $159,900 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

22. 2025-10-27
    price $179,900 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

23. 2025-10-04
    listed $199,000 Active 812-char remark

    Show marketing remark (812 chars)

    In beautiful Prescott, AZ this newly updated home awaits you!! In 55+ Scenic Park located in the majestic Granite Dells near Watson Lake! Enjoy cool summer nights and recreation all around you! This home has all new flooring, counter tops, kitchen fixtures, appliances, bathroom fixtures and more!! The home offers a brand-new dishwasher and stove.The bright and airy interior boasts ample natural light, making it feel warm and inviting. With a large kitchen, cozy bedrooms, and a welcoming living room, this home is ideal for those seeking both tranquility and convenience. Move-in ready and waiting for you to enjoy! Near amazing restaurants, shopping, hospitals, banking, spas, and coffee shops!Being next to Willow Lake there is hiking, kayaking, paddle boarding, and more! Do not pass this opportunity up!!

24. 2011-09-30
    soldstatus $860,000
25. 2007-12-31
    historical
26. 2007-11-30
    soldstatus $34,000
27. 2007-08-29
    listed $38,000
28. 1995-06-23
    soldstatus $350,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $18,494
• − Mortgage interest: −$6,106
• − Property taxes: −$1,715
• − Insurance: −$545
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,171
• Taxable income: $3,998
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,531/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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% 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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• 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

-66.0% since first listed

13 events — show timeline

• 2026-05-02 Price Changed $119,000 PAARMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $129,000 PAARMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $139,900 PAARMLS as Distributed by MLS Grid
• 2026-03-05 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $159,900 PAARMLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $179,900 PAARMLS as Distributed by MLS Grid
• 2025-10-04 Listed $199,000 PAARMLS as Distributed by MLS Grid
• 2011-09-30 Sold (Public Records) $860,000 Public Records
• 2007-12-31 Listing Removed — ARMLS
• 2007-11-30 Sold (MLS) $34,000 PAARMLS as Distributed by MLS Grid
• 2007-08-29 Listed $38,000 ARMLS
• 1995-06-23 Sold (Public Records) $350,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,715 · +3.1% YoY. Source: county tax records.