26151 N Rainbow Rd · Meadview, AZ 86444

$289,990

5 bd · 3.0 ba · 2,959 sqft · SingleFamily public records · 156 Days on market

Built 2003 1.25 ac lot $98/sqft · 56% below area

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.2/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

Stunning 5-Bedroom Home with Panoramic Mountain Views and Guest Apartment Near Lake Mead Welcome to this spacious and beautifully maintained single-family home, built in 2003, situated on a sprawling 1.25-acre lot just minutes from Lake Mead and the Grand Canyon Skywalk. Offering breathtaking panoramic mountain views, this property boasts 5 bedrooms, 3 bathrooms, and a large attached garage that comfortably accommodates up to four vehicles. The home has been freshly painted both on the exterior and the interior. Luxury vinyl plank (LVP) flooring has been added to the primary bedroom and a newly remodeled casita/apartment bathroom ads a touch of modern elegance. The metal roof, installed just three years ago, and recently updated PEX plumbing provide peace of mind for years to come. Step outside to a newly re-built front deck, perfect for enjoying the serene surroundings. An additional highlight of this property is the 1-bedroom, 1-bathroom apartment, complete with a kitchenette, living room, pellet stove, and mini-split air conditioning ideal for guests, extended family, or rental income. The property also includes a single carport for added convenience. Two propane tanks are on-site to serve the main home and apartment. Appliances, including a washer, dryer, and two refrigerators, convey with the home, making it move-in ready. Don't miss this rare opportunity to own a versatile property in an unbeatable location with room to grow and breathtaking views at every turn.

Key facts

• Metal roof
• Single carport
• Guest apartment

Tags

• PANORAMIC MOUNTAIN VIEWS
• GUEST APARTMENT
• NEWLY RE-BUILT FRONT DECK
• METAL ROOF
• RECENTLY UPDATED PEX PLUMBING
• SINGLE CARPORT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (49.7% below list).
• Recommended offer: $146k (49.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#131 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: La Senita Elementary (207 students, 66% FRL); White Cliffs Middle School (math 24% / reading 34%, grade F, #90 of 218 statewide, top 42%, 585 students, 38% FRL); Lee Williams High School (math 21% / reading 27%, grade F, #202 of 381 statewide, top 54%, 1,052 students, 33% FRL).
• Market conditions: 341 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $71k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $290k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,946 (49.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.50% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 16.6

CMA / ARV

• ARV (median comp): $657,258
• List price: $289,990
• Delta: -55.88%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $121,102
• Equity at exit: $261,246

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $385,184
• Equity at exit: $563,387

Cash invested: $81,197 (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 86444

• Home prices YoY: 5.8%
• Active inventory: 341
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-576

Break-even live

Break-even rent $2,189

Max offer price $188,234

Occupancy floor —

Sensitivity live

Price	-10% $-412	-5% $-494	+0% $-576	+5% $-658	+10% $-740
Rent	-10% $-691	-5% $-634	+0% $-576	+5% $-518	+10% $-461
Rate	-1.0pp $-430	-0.5pp $-502	base $-576	+0.5pp $-651	+1.0pp $-728

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $289,990 Active 156 DOM
2. 2026-06-18
   days on market $289,990 Active 153 DOM
3. 2026-06-17
   days on market $289,990 Active 152 DOM
4. 2026-06-16
   days on market $289,990 Active 151 DOM
5. 2026-06-15
   days on market $289,990 Active 150 DOM
6. 2026-06-14
   days on market $289,990 Active 148 DOM
7. 2026-06-13
   days on market $289,990 Active 147 DOM
8. 2026-06-10
   days on market $289,990 Active 145 DOM
9. 2026-06-09
   days on market $289,990 Active 144 DOM
10. 2026-06-08
    days on market $289,990 Active 143 DOM
11. 2026-06-07
    days on market $289,990 Active 142 DOM
12. 2026-06-05
    days on market $289,990 Active 139 DOM
13. 2026-06-03
    days on market $289,990 Active 138 DOM
14. 2026-06-02
    days on market $289,990 Active 137 DOM
15. 2026-06-01
    days on market $289,990 Active 136 DOM
16. 2026-05-31
    days on market $289,990 Active 135 DOM
17. 2026-05-30
    days on market $289,990 Active 134 DOM
18. 2026-05-14
    price $315,000 1492-char remark

    Show marketing remark (1492 chars)

    Stunning 5-Bedroom Home with Panoramic Mountain Views and Guest Apartment Near Lake Mead Welcome to this spacious and beautifully maintained single-family home, built in 2003, situated on a sprawling 1.25-acre lot just minutes from Lake Mead and the Grand Canyon Skywalk. Offering breathtaking panoramic mountain views, this property boasts 5 bedrooms, 3 bathrooms, and a large attached garage that comfortably accommodates up to four vehicles. The home has been freshly painted both on the exterior and the interior. Luxury vinyl plank (LVP) flooring has been added to the primary bedroom and a newly remodeled casita/apartment bathroom ads a touch of modern elegance. The metal roof, installed just three years ago, and recently updated PEX plumbing provide peace of mind for years to come. Step outside to a newly re-built front deck, perfect for enjoying the serene surroundings. An additional highlight of this property is the 1-bedroom, 1-bathroom apartment, complete with a kitchenette, living room, pellet stove, and mini-split air conditioning ideal for guests, extended family, or rental income. The property also includes a single carport for added convenience. Two propane tanks are on-site to serve the main home and apartment. Appliances, including a washer, dryer, and two refrigerators, convey with the home, making it move-in ready. Don't miss this rare opportunity to own a versatile property in an unbeatable location with room to grow and breathtaking views at every turn.

19. 2026-05-04
    price $320,000 1492-char remark

    Show marketing remark (1492 chars)

    Stunning 5-Bedroom Home with Panoramic Mountain Views and Guest Apartment Near Lake Mead Welcome to this spacious and beautifully maintained single-family home, built in 2003, situated on a sprawling 1.25-acre lot just minutes from Lake Mead and the Grand Canyon Skywalk. Offering breathtaking panoramic mountain views, this property boasts 5 bedrooms, 3 bathrooms, and a large attached garage that comfortably accommodates up to four vehicles. The home has been freshly painted both on the exterior and the interior. Luxury vinyl plank (LVP) flooring has been added to the primary bedroom and a newly remodeled casita/apartment bathroom ads a touch of modern elegance. The metal roof, installed just three years ago, and recently updated PEX plumbing provide peace of mind for years to come. Step outside to a newly re-built front deck, perfect for enjoying the serene surroundings. An additional highlight of this property is the 1-bedroom, 1-bathroom apartment, complete with a kitchenette, living room, pellet stove, and mini-split air conditioning ideal for guests, extended family, or rental income. The property also includes a single carport for added convenience. Two propane tanks are on-site to serve the main home and apartment. Appliances, including a washer, dryer, and two refrigerators, convey with the home, making it move-in ready. Don't miss this rare opportunity to own a versatile property in an unbeatable location with room to grow and breathtaking views at every turn.

20. 2026-04-09
    price $335,500 1492-char remark

    Show marketing remark (1492 chars)

    Stunning 5-Bedroom Home with Panoramic Mountain Views and Guest Apartment Near Lake Mead Welcome to this spacious and beautifully maintained single-family home, built in 2003, situated on a sprawling 1.25-acre lot just minutes from Lake Mead and the Grand Canyon Skywalk. Offering breathtaking panoramic mountain views, this property boasts 5 bedrooms, 3 bathrooms, and a large attached garage that comfortably accommodates up to four vehicles. The home has been freshly painted both on the exterior and the interior. Luxury vinyl plank (LVP) flooring has been added to the primary bedroom and a newly remodeled casita/apartment bathroom ads a touch of modern elegance. The metal roof, installed just three years ago, and recently updated PEX plumbing provide peace of mind for years to come. Step outside to a newly re-built front deck, perfect for enjoying the serene surroundings. An additional highlight of this property is the 1-bedroom, 1-bathroom apartment, complete with a kitchenette, living room, pellet stove, and mini-split air conditioning ideal for guests, extended family, or rental income. The property also includes a single carport for added convenience. Two propane tanks are on-site to serve the main home and apartment. Appliances, including a washer, dryer, and two refrigerators, convey with the home, making it move-in ready. Don't miss this rare opportunity to own a versatile property in an unbeatable location with room to grow and breathtaking views at every turn.

21. 2026-01-16
    listed $360,500 Active 1492-char remark

    Show marketing remark (1492 chars)

    Stunning 5-Bedroom Home with Panoramic Mountain Views and Guest Apartment Near Lake Mead Welcome to this spacious and beautifully maintained single-family home, built in 2003, situated on a sprawling 1.25-acre lot just minutes from Lake Mead and the Grand Canyon Skywalk. Offering breathtaking panoramic mountain views, this property boasts 5 bedrooms, 3 bathrooms, and a large attached garage that comfortably accommodates up to four vehicles. The home has been freshly painted both on the exterior and the interior. Luxury vinyl plank (LVP) flooring has been added to the primary bedroom and a newly remodeled casita/apartment bathroom ads a touch of modern elegance. The metal roof, installed just three years ago, and recently updated PEX plumbing provide peace of mind for years to come. Step outside to a newly re-built front deck, perfect for enjoying the serene surroundings. An additional highlight of this property is the 1-bedroom, 1-bathroom apartment, complete with a kitchenette, living room, pellet stove, and mini-split air conditioning ideal for guests, extended family, or rental income. The property also includes a single carport for added convenience. Two propane tanks are on-site to serve the main home and apartment. Appliances, including a washer, dryer, and two refrigerators, convey with the home, making it move-in ready. Don't miss this rare opportunity to own a versatile property in an unbeatable location with room to grow and breathtaking views at every turn.

22. 2025-07-09
    price $340,500
23. 2025-06-23
    price $350,500
24. 2025-06-09
    price $360,500
25. 2025-06-02
    price $370,500
26. 2025-05-27
    price $380,500
27. 2025-03-05
    status Active
28. 2025-02-07
    price $385,500
29. 2025-01-14
    price $390,500
30. 2024-12-04
    price $395,500
31. 2024-10-07
    price $399,500
32. 2024-09-06
    listed $420,000 Active
33. 2018-06-27
    soldstatus $70,000
34. 2010-04-05
    soldstatus $140,000

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,914 · $159/mo
• Expected delta: +$865/yr (+$72/mo · 82.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 17 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: $17,514
• − Mortgage interest: −$16,244
• − Property taxes: −$1,049
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$8,436
• Taxable loss: −$12,468
• Est. tax savings @ 24.0%: +$2,992
• After-tax cash flow: $-3,920/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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Meadview

• Score: 62/100
• State rank: #131
• US rank: #16340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadview, AZ
• City population: 1,633
• Population (ZIP): 1,633

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 6% Slovak 6% Romanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 15.45%
• Current HPI: 279.9548
• Rent YoY: —
• Metro: —
• 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

+125.0% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $315,000 WARDEX
• 2026-05-04 Price Changed $320,000 WARDEX
• 2026-04-09 Price Changed $335,500 WARDEX
• 2026-01-16 Listed $360,500 WARDEX
• 2025-07-09 Price Changed $340,500 WARDEX
• 2025-06-23 Price Changed $350,500 WARDEX
• 2025-06-09 Price Changed $360,500 WARDEX
• 2025-06-02 Price Changed $370,500 WARDEX
• 2025-05-27 Price Changed $380,500 WARDEX
• 2025-03-05 Relisted — WARDEX
• 2025-02-07 Price Changed $385,500 WARDEX
• 2025-01-14 Price Changed $390,500 WARDEX
• 2024-12-04 Price Changed $395,500 WARDEX
• 2024-10-07 Price Changed $399,500 WARDEX
• 2024-09-06 Listed $420,000 WARDEX
• 2018-06-27 Sold (Public Records) $70,000 Public Records
• 2010-04-05 Sold (Public Records) $140,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,049 · +0.4% YoY. Source: county tax records.