1525 Kile St #19 · Prescott, AZ 86305

$109,000

2 bd · 1.0 ba · 1,238 sqft · Manufactured · 108 Days on market

Built 1986 Good condition 1.14 ac lot $88/sqft · 71% below area ↓ 3% 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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this quaint 55+ quiet friendly community with park security lighting. Prepare to be charmed by the thoughtfully designed and well cared for home with newly painted interior. A large add on is a great room that gives an extra spacious feel with the high ceiling. Two bedrooms with closets and walk in shower. The spacious and airy light kitchen has stone tile countertops with spacious cabinets and pantry with a new built in microwave, a gas range, dishwasher and refrigerator, washer and dryer. The home is cooled with an evap cooler plus AC in room units. Wood flooring makes for easy upkeep. You will love the pretty side yard with a great gazebo and large entertaining area. There is artificial turf for your furry friends. The attached carport has room for two vehicles. The workshop is huge. This property is convenient to shopping, restaurants, schools, and medical facilities off Iron Springs Road. Lot lease is $600 monthly. Seller is a licensed Arizona realtor.

Key facts

• High ceiling
• Spacious cabinets
• Large closets

Tags

• GREAT ROOM
• HIGH CEILING
• LARGE CLOSETS
• LARGE WALK IN SHOWER
• STONE TILE COUNTERTOPS
• SPACIOUS CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $731 ($9k/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: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 rising (+1.0%/yr); 707 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 + 1.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $377,007
• List price: $109,000
• Delta: -71.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 White Oak Cir	0.36mi	2/2.0	1,141 (-8%)	22mo	$275,250	$241	48

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.82×
• Total profit: $25,137
• Equity at exit: $16,252

10-year hold

• IRR: 27.5%
• Equity multiple: 3.19×
• Total profit: $66,960
• 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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $731

Break-even live

Break-even rent $1,038

Max offer price $109,000

Occupancy floor 58%

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: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 Hughes St Prescott, AZ	3.0	2.5	1385	$1,844	$1.33	13d	1	0.32mi
1123 Leaf Ln Prescott, AZ	2.0	2.5	1308	$1,990	$1.52	21d	1	0.35mi
1060 Stratus Way Prescott, AZ	3.0	3.0	1363	$1,950	$1.43	43d	1	0.39mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	13d	4	0.44mi
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	43d	1	0.79mi
851 Prescott Heights Dr Prescott, AZ	3.0	2.0	1448	$2,800	$1.93	43d	1	0.84mi
720 N Walnut St Unit 15 Prescott, AZ	2.0	2.0	1082	$2,150	$1.99	43d	1	1.13mi
645 W Delano Ave Prescott, AZ	3.0	2.0	1212	$1,750	$1.44	43d	1	1.23mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	13d	1	1.41mi
823 Campbell St Prescott, AZ	3.0	2.0	1404	$1,995	$1.42	43d	1	1.42mi
2314 Thumb Butte Rd Unit 1257811P Prescott, AZ	2.0	1.0	796	$3,483	$4.38	13d	1	1.46mi
2165 Elkhorn Dr Unit A Prescott, AZ	2.0	2.0	1178	$2,500	$2.12	43d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $109,000 Active 108 DOM
2. 2026-06-17
   days on market $109,000 Active 107 DOM
3. 2026-06-16
   days on market $109,000 Active 106 DOM
4. 2026-06-15
   days on market $109,000 Active 105 DOM
5. 2026-06-14
   days on market $109,000 Active 103 DOM
6. 2026-06-13
   days on market $109,000 Active 102 DOM
7. 2026-06-10
   days on market $109,000 Active 100 DOM
8. 2026-06-09
   days on market $109,000 Active 99 DOM
9. 2026-06-08
   days on market $109,000 Active 98 DOM
10. 2026-06-07
    days on market $109,000 Active 97 DOM
11. 2026-06-05
    days on market $109,000 Active 94 DOM
12. 2026-06-02
    days on market $109,000 Active 92 DOM
13. 2026-06-01
    days on market $109,000 Active 91 DOM
14. 2026-05-31
    days on market $109,000 Active 90 DOM
15. 2026-05-30
    days on market $109,000 Active 89 DOM
16. 2026-02-23
    listed $109,000 Active 984-char remark

    Show marketing remark (984 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Prepare to be charmed by the thoughtfully designed and well cared for home with newly painted interior. A large add on is a great room that gives an extra spacious feel with the high ceiling. Two bedrooms with closets and walk in shower. The spacious and airy light kitchen has stone tile countertops with spacious cabinets and pantry with a new built in microwave, a gas range, dishwasher and refrigerator, washer and dryer. The home is cooled with an evap cooler plus AC in room units. Wood flooring makes for easy upkeep. You will love the pretty side yard with a great gazebo and large entertaining area. There is artificial turf for your furry friends. The attached carport has room for two vehicles. The workshop is huge. This property is convenient to shopping, restaurants, schools, and medical facilities off Iron Springs Road. Lot lease is $600 monthly. Seller is a licensed Arizona realtor.

17. 2023-07-21
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Lot is large & conveniently located and easy access to shopping, restaurants, emergency services and medical facilities off of Iron Springs. This MFH has been really loved and cared for by its past and current owner. 2 BR with large closets, 1 Bath with walk in shower, new vinyl flooring, well lit. Spacious light and airy kitchen with stone tile counter and spacious cabinets and pantry; boasting high end appliances, washer/dryer, refrigerator, dishwasher, built-in microwave, and under sink water filter. Swamp cooler plus AC. Large add on to family room gives extra spacious feel with high ceiling. Laminate flooring makes it easy to care for. DBL pane vinyl window upgrade throughout. Lot lease $550/mont

18. 2023-07-20
    soldstatus $112,000 Closed 796-char remark

    Show marketing remark (796 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Lot is large & conveniently located and easy access to shopping, restaurants, emergency services and medical facilities off of Iron Springs. This MFH has been really loved and cared for by its past and current owner. 2 BR with large closets, 1 Bath with walk in shower, new vinyl flooring, well lit. Spacious light and airy kitchen with stone tile counter and spacious cabinets and pantry; boasting high end appliances, washer/dryer, refrigerator, dishwasher, built-in microwave, and under sink water filter. Swamp cooler plus AC. Large add on to family room gives extra spacious feel with high ceiling. Laminate flooring makes it easy to care for. DBL pane vinyl window upgrade throughout. Lot lease $550/mont

19. 2023-07-20
    soldstatus $112,000 Closed

    Show marketing remark (796 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Lot is large & conveniently located and easy access to shopping, restaurants, emergency services and medical facilities off of Iron Springs. This MFH has been really loved and cared for by its past and current owner. 2 BR with large closets, 1 Bath with walk in shower, new vinyl flooring, well lit. Spacious light and airy kitchen with stone tile counter and spacious cabinets and pantry; boasting high end appliances, washer/dryer, refrigerator, dishwasher, built-in microwave, and under sink water filter. Swamp cooler plus AC. Large add on to family room gives extra spacious feel with high ceiling. Laminate flooring makes it easy to care for. DBL pane vinyl window upgrade throughout. Lot lease $550/mont

20. 2023-07-10
    historical Active with Contingency 796-char remark

    Show marketing remark (796 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Lot is large & conveniently located and easy access to shopping, restaurants, emergency services and medical facilities off of Iron Springs. This MFH has been really loved and cared for by its past and current owner. 2 BR with large closets, 1 Bath with walk in shower, new vinyl flooring, well lit. Spacious light and airy kitchen with stone tile counter and spacious cabinets and pantry; boasting high end appliances, washer/dryer, refrigerator, dishwasher, built-in microwave, and under sink water filter. Swamp cooler plus AC. Large add on to family room gives extra spacious feel with high ceiling. Laminate flooring makes it easy to care for. DBL pane vinyl window upgrade throughout. Lot lease $550/mont

21. 2023-06-22
    listed $112,900 Active 796-char remark

    Show marketing remark (796 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Lot is large & conveniently located and easy access to shopping, restaurants, emergency services and medical facilities off of Iron Springs. This MFH has been really loved and cared for by its past and current owner. 2 BR with large closets, 1 Bath with walk in shower, new vinyl flooring, well lit. Spacious light and airy kitchen with stone tile counter and spacious cabinets and pantry; boasting high end appliances, washer/dryer, refrigerator, dishwasher, built-in microwave, and under sink water filter. Swamp cooler plus AC. Large add on to family room gives extra spacious feel with high ceiling. Laminate flooring makes it easy to care for. DBL pane vinyl window upgrade throughout. Lot lease $550/mont

22. 2023-06-22
    listed $112,900 Active

    Show marketing remark (796 chars)

    Welcome to this quaint 55+ quiet friendly community with park security lighting. Lot is large & conveniently located and easy access to shopping, restaurants, emergency services and medical facilities off of Iron Springs. This MFH has been really loved and cared for by its past and current owner. 2 BR with large closets, 1 Bath with walk in shower, new vinyl flooring, well lit. Spacious light and airy kitchen with stone tile counter and spacious cabinets and pantry; boasting high end appliances, washer/dryer, refrigerator, dishwasher, built-in microwave, and under sink water filter. Swamp cooler plus AC. Large add on to family room gives extra spacious feel with high ceiling. Laminate flooring makes it easy to care for. DBL pane vinyl window upgrade throughout. Lot lease $550/mont

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $23,562
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$3,171
• Taxable income: $7,538
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $6,968/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

Good 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. The property is move-in ready with a spacious layout and a large add-on room that adds extra living space.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Clean gutters — Improves drainage and property value.
• Resale Replace countertops — Modernizes the kitchen and increases resale value.
• Resale Replace appliances — Modernizes the kitchen and increases resale value.
• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace flooring — Modern flooring enhances curb appeal and interior aesthetics.
• Resale Replace windows — Newer windows improve energy efficiency and curb appeal.
• Both Replace HVAC units — Modern HVAC units improve comfort and energy efficiency.
• Both Landscaping improvements — Enhances curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Resale Replace countertops — Modernizes the kitchen and increases resale value. ↑
• Resale Replace appliances — Modernizes the kitchen and increases resale value. ↑
• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace flooring — Modern flooring enhances curb appeal and interior aesthetics. ↑
• Resale Replace windows — Newer windows improve energy efficiency and curb appeal. ↑
• Both Replace HVAC units — Modern HVAC units improve comfort and energy efficiency. ↑
• Both Landscaping improvements — Enhances curb appeal and property 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: 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): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

-3.5% since first listed

7 events — show timeline

• 2026-02-23 Listed $109,000 PAARMLS as Distributed by MLS Grid
• 2023-07-21 Pending — PAARMLS as Distributed by MLS Grid
• 2023-07-20 Sold (MLS) $112,000 ARMLS
• 2023-07-20 Sold (MLS) $112,000 PAARMLS as Distributed by MLS Grid
• 2023-07-10 Contingent — PAARMLS as Distributed by MLS Grid
• 2023-06-22 Listed $112,900 ARMLS
• 2023-06-22 Listed $112,900 PAARMLS as Distributed by MLS Grid