1504 Private Rd · Prescott, AZ 86301

$99,000

2 bd · 2.0 ba · 720 sqft · Land public records · 299 Days on market

55+ age-restricted Built 1981 Good condition 435 sqft lot $138/sqft · 23% below area

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 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 $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 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.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents flat; 620 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 $684 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $100k (50%) 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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: 1.57% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (median comp): $239,031
• List price: $99,000
• Delta: -58.58%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Acklin Dr	0.13mi	2/1.0	784 (+9%)	27mo	$104,800	$134	55
3169 Dome Rock Pl Unit 12g	1.81mi	2/2.0	863 (+20%)	0mo	$232,000	$269	40
5070 N Summer Home Way	1.31mi	2/1.0	700 (-3%)	26mo	$282,000	$403	36
3168 Dome Rock Pl Unit 16f	1.84mi	2/2.0	863 (+20%)	11mo	$259,500	$301	31
3110 Baylor Dr	2.11mi	2/1.0	785 (+9%)	20mo	$242,000	$308	29
3094 Shoshone Pl Unit 4g	1.75mi	2/2.0	863 (+20%)	13mo	$258,000	$299	29
3164 Dome Rock Pl Unit 8c	1.85mi	2/2.0	863 (+20%)	14mo	$270,000	$313	29
3175 Shoshone Dr Unit B2	1.75mi	2/2.0	863 (+20%)	14mo	$258,000	$299	29
3099 Peaks View Ln Unit B	2.12mi	2/2.0	918 (+28%)	14mo	$265,000	$289	28
3150 Granite Dr	1.08mi	3/2.0 (+1)	902 (+25%)	14mo	$269,000	$298	23
3169 Dome Rock Pl Unit 12 C	1.81mi	2/2.0	863 (+20%)	21mo	$250,000	$290	22
3168 Shoshone Dr Unit 10c	1.77mi	2/2.0	863 (+20%)	28mo	$249,000	$289	20

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $12,936
• Equity at exit: $14,761

10-year hold

• IRR: 18.8%
• Equity multiple: 2.36×
• Total profit: $37,702
• Equity at exit: $8,560

Cash invested: $27,720 (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: 620
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $521

Break-even live

Break-even rent $890

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $577	-5% $549	+0% $521	+5% $493	+10% $465
Rent	-10% $398	-5% $460	+0% $521	+5% $582	+10% $643
Rate	-1.0pp $571	-0.5pp $546	base $521	+0.5pp $495	+1.0pp $469

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 299 DOM
2. 2026-08-07
   days on market $99,000 Active 298 DOM
3. 2026-08-06
   days on market $99,000 Active 297 DOM
4. 2026-08-05
   days on market $99,000 Active 296 DOM
5. 2026-08-04
   statusdays on market $99,000 Active 295 DOM
6. 2026-07-29
   status $99,000 Pending 294 DOM
7. 2026-07-27
   days on market $99,000 Active 294 DOM
8. 2026-07-25
   days on market $99,000 Active 292 DOM
9. 2026-07-23
   days on market $99,000 Active 290 DOM
10. 2026-07-22
    days on market $99,000 Active 289 DOM
11. 2026-07-21
    days on market $99,000 Active 288 DOM
12. 2026-07-18
    days on market $99,000 Active 285 DOM
13. 2026-07-16
    days on market $99,000 Active 283 DOM
14. 2026-07-16
    days on market $99,000 Active 282 DOM
15. 2026-07-14
    days on market $99,000 Active 281 DOM
16. 2026-07-13
    days on market $99,000 Active 280 DOM
17. 2026-07-12
    days on market $99,000 Active 279 DOM
18. 2026-07-11
    days on market $99,000 Active 278 DOM
19. 2026-07-10
    days on market $99,000 Active 277 DOM
20. 2026-07-09
    days on market $99,000 Active 276 DOM
21. 2026-07-08
    days on market $99,000 Active 275 DOM
22. 2026-07-07
    days on market $99,000 Active 274 DOM
23. 2026-07-06
    days on market $99,000 Active 273 DOM
24. 2026-07-06
    days on market $99,000 Active 272 DOM
25. 2026-07-04
    days on market $99,000 Active 271 DOM
26. 2026-07-03
    days on market $99,000 Active 270 DOM
27. 2026-07-02
    days on market $99,000 Active 269 DOM
28. 2026-07-01
    days on market $99,000 Active 268 DOM
29. 2026-06-30
    days on market $99,000 Active 267 DOM
30. 2026-06-29
    days on market $99,000 Active 266 DOM
31. 2026-06-28
    days on market $99,000 Active 265 DOM
32. 2026-06-28
    days on market $99,000 Active 264 DOM
33. 2026-06-27
    days on market $99,000 Active 263 DOM
34. 2026-06-25
    days on market $99,000 Active 261 DOM
35. 2026-06-23
    pricedays on market $99,000 Active 259 DOM
36. 2026-06-21
    days on market $109,000 Active 258 DOM
37. 2026-06-18
    days on market $109,000 Active 255 DOM
38. 2026-06-17
    days on market $109,000 Active 254 DOM
39. 2026-06-16
    days on market $109,000 Active 253 DOM
40. 2026-06-15
    days on market $109,000 Active 252 DOM
41. 2026-06-14
    days on market $109,000 Active 250 DOM
42. 2026-06-13
    days on market $109,000 Active 249 DOM
43. 2026-06-10
    days on market $109,000 Active 247 DOM
44. 2026-06-09
    days on market $109,000 Active 246 DOM
45. 2026-06-08
    days on market $109,000 Active 245 DOM
46. 2026-06-07
    days on market $109,000 Active 244 DOM
47. 2026-06-05
    pricedays on market $109,000 Active 241 DOM
48. 2026-06-02
    days on market $119,000 Active 239 DOM
49. 2026-06-01
    days on market $119,000 Active 238 DOM
50. 2026-05-31
    days on market $119,000 Active 237 DOM

ⓘ 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: $18,596
• − Mortgage interest: −$5,546
• − Property taxes: −$1,715
• − Insurance: −$495
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,880
• Taxable income: $4,985
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $5,054/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This move-in ready home in Prescott, AZ has been updated with new flooring, fixtures, and appliances, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and home's overall appearance ↑
• Resale Landscaping improvements — Enhances curb appeal and home's overall appearance ↑
• Both Replace outdated fixtures — Improves functionality and aesthetics ↑
• Both Update flooring in bathrooms — Improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Granite Mountain Middle School F AZ #371/1,109 Nat'l #17,861/41,679

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

B Composite livability gradescore 73/100

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 · 241,389 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: 10% of renters

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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%

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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%

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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

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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.