7900 N Prospect Rd · Hackberry, AZ 86409

$150,000

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 39 Days on market

Built 1996 19 ac lot Est $125k · 20% over

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Why this score? — see what drove the D+ 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 +23.5/30.0
• DSCR +7.6/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Rent growth +2.6/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This is a bank-owned property. The seller makes no representations or warranties regarding the condition of the structure or its systems (plumbing, electrical, sewer, etc. ). Responsibility for all inspections and feasibility studies lies solely with the buyer. The solar system has been removed from the property. All electrical systems can not be tested until a new source of electricity is added. Please direct all questions via email to listing agent.

Key facts

• 18.84 acre lot
• Parking
• Built 1996

Property features AI

Finance

• Other: Large lot (per assessor); Building area source: assessor
• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private well for water; Septic tank sewer
• Home design: Single family residence; Fee simple ownership; Property condition: fixer; Dirt road access
• Construction: Wood siding; Wood frame construction; Built-up roof
• Exterior features: Dirt front and back yard; Desert and mountain views

Interior

• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; Has cooling (type: Other)
• Interior features: Vaulted ceilings; Full bath in primary bedroom
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (0.5% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#299 in AZ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Hackberry School District (4371) (rural): math 60% / reading 60% proficiency, ranked #78 of 501 in AZ (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 643 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $150k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $125,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7900 N Prospect Rd	0.00mi	2/2.0	1,280 (0%)	1mo	$125,000	$98	100

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,377
• Equity at exit: $22,365

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,434
• Equity at exit: $12,969

Cash invested: $42,000 (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 86409

• Rents YoY: 0.3%
• Active inventory: 643
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $281

Break-even live

Break-even rent $1,136

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-01
   listed $150,000 Active
3. 2017-06-23
   soldstatus $77,500
4. 2009-05-27
   soldstatus $145,000

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$408/yr (+$34/mo · 70.0%)

ⓘ 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 5/10 Major 7 d/yr ≥94°F today · 19 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: $17,903
• − Mortgage interest: −$8,402
• − Property taxes: −$582
• − Insurance: −$750
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,364
• Taxable income: $940
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,146/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: Hackberry School District (4371)
• NCES district ID: 0403660
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $39,154
• Composite: 51.65/100
• National rank: #3621
• State rank: #78 of 501 in AZ

Livability — Hackberry

• Score: 52/100
• State rank: #299
• US rank: #24916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mohave County · 181,906 people
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 30,365
• Household income: $50,852
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 688.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -158.90%
• Current HPI: 280.1884
• Rent YoY: ▲ 0.33%
• 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

+3.4% since first listed

4 events — show timeline

• 2026-05-12 Pending — ARMLS
• 2026-04-01 Listed $150,000 ARMLS
• 2017-06-23 Sold (Public Records) $77,500 Public Records
• 2009-05-27 Sold (Public Records) $145,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $582 · +5.1% YoY. Source: county tax records.