742 Primrose Ln · Bullhead City, AZ 86442

$110,000

3 bd · 1.0 ba · 500 sqft · Land public records · 83 Days on market

Built 1961 6,970 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

1961 Manufactured Home Bullhead City, AZ Minutes from the Colorado River, this 3-bed/1-bath corner-lot desert gem offers the perfect base for water lovers and off-road adventurers. Features include a newly coated roof, 1-car garage, utility/laundry room, and a fully fenced yard for privacy and toys. Whether you are seeking a forever home or a desert-getaway, this property delivers classic charm and unbeatable location.

Key facts

• Newly coated roof
• Corner-lot
• Utility laundry room

Tags

• CORNER-LOT
• NEWLY COATED ROOF
• FULLY FENCED YARD
• UTILITY LAUNDRY ROOM
• UNBEATABLE LOCATION

Property features AI

Exterior

• Parking: Detached garage (1 car); RV access/parking
• Utilities: Public water; Public sewer; 220-volt electric; Natural gas available; Underground utilities
• Home design: Manufactured single-wide home; Residential property
• Construction: Frame construction; Rolled/hot mop roof
• Exterior features: Covered patio; Patio; Corner lot; Paved road access; Has view; Chain link fencing in front and back yard

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Multi-unit cooling
• Interior features: Laminate counters; Walk-in closet(s); Accessible full bath
• Laundry & utility: Washer included; Gas dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 35% of the median local income ($48k/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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% 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 83 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $58k; list at $110k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $8,181
• Equity at exit: $16,401

10-year hold

• IRR: 13.8%
• Equity multiple: 1.97×
• Total profit: $29,762
• Equity at exit: $9,511

Cash invested: $30,800 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$577
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $474

Break-even live

Break-even rent $818

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	13d	1	0.60mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	1d	1	0.90mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	21d	1	0.96mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	0.96mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	21d	1	1.09mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	13d	1	1.23mi

Listing history 25 events

1. 2026-06-18
   days on market $110,000 Active 83 DOM
2. 2026-06-17
   days on market $110,000 Active 82 DOM
3. 2026-06-16
   days on market $110,000 Active 81 DOM
4. 2026-06-15
   days on market $110,000 Active 80 DOM
5. 2026-06-14
   days on market $110,000 Active 78 DOM
6. 2026-06-13
   days on market $110,000 Active 77 DOM
7. 2026-06-10
   days on market $110,000 Active 75 DOM
8. 2026-06-09
   days on market $110,000 Active 74 DOM
9. 2026-06-08
   days on market $110,000 Active 73 DOM
10. 2026-06-07
    days on market $110,000 Active 72 DOM
11. 2026-06-05
    days on market $110,000 Active 69 DOM
12. 2026-06-02
    days on market $110,000 Active 67 DOM
13. 2026-06-01
    days on market $110,000 Active 66 DOM
14. 2026-05-31
    days on market $110,000 Active 65 DOM
15. 2026-05-30
    days on market $110,000 Active 64 DOM
16. 2026-03-27
    listed $110,000 Active
17. 2024-04-04
    listed $119,900 Active
18. 2020-07-17
    soldstatus $58,000
19. 2020-07-17
    soldstatus $58,000
20. 2020-06-01
    listed $65,000
21. 2019-11-01
    soldstatus $49,900
22. 2019-10-31
    soldstatus $49,900
23. 2019-08-24
    listed $49,900
24. 2014-11-26
    listed $48,000
25. 2006-05-15
    soldstatus $63,000

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $726 · $60/mo
• Expected delta: +$442/yr (+$37/mo · 155.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $17,024
• − Mortgage interest: −$6,162
• − Property taxes: −$284
• − Insurance: −$550
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,200
• Taxable income: $4,104
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,707/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• 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

+74.6% since first listed

10 events — show timeline

• 2026-03-27 Listed $110,000 WARDEX
• 2024-04-04 Listed $119,900 WARDEX
• 2020-07-17 Sold (Public Records) $58,000 Public Records
• 2020-07-17 Sold (MLS) $58,000 WARDEX
• 2020-06-01 Listed $65,000 WARDEX
• 2019-11-01 Sold (MLS) $49,900 WARDEX
• 2019-10-31 Sold (Public Records) $49,900 Public Records
• 2019-08-24 Listed $49,900 WARDEX
• 2014-11-26 Listed $48,000 WARDEX
• 2006-05-15 Sold (Public Records) $63,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $284 · +3.3% YoY. Source: county tax records.