3170 Parker Dam Rd #8 · Parker Strip, AZ 85344

$139,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 41 Days on market

Built 1972 Good condition $139/sqft · 30% below area Est $198k · 30% under ↓ 13% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

On leased land- Bring the boats, trailers & toys -- Seller is including 1 YEAR PREPAID lease plus non-covered storage parking spot at Winnetou Storage! Welcome to easy river living in this beautifully remodeled and fully furnished 2-bedroom, 2-bath retreat located in a peaceful year-round community along the Colorado River. Completely turnkey and move-in ready, this home blends modern upgrades with a relaxed river lifestyle designed for enjoying every moment. Inside, you'll find stylish finishes, updated interiors, and comfortable living spaces perfect for weekend escapes or full-time living. The private community dock makes it easy to spend your days on the water, while nearby Takeo

Key facts

• Remodeled retreat
• Fully furnished
• Mountain views

Tags

• REMODELED RETREAT
• FULLY FURNISHED
• PRIVATE COMMUNITY DOCK
• MOUNTAIN VIEWS
• DEDICATED PARKING
• NEARBY STORAGE AVAILABILITY

Property features AI

Finance

• Other: Located in the Parker Strip subdivision
• Financial info: No additional financial details provided
• HOA & community: Land is leased; Zoned PA-MH (Manufactured Home Overlay District)

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; 200+ amp electric service; Septic tank / other sewer
• Home design: Manufactured home (single wide); Updated/remodeled; Built by Skyline Corp; 12 ft x 60 ft
• Construction: Frame construction; Vertical siding; Rolled/hot mop roof; Single wide manufactured body type
• Exterior features: Balcony; Deck; Front yard fencing; Wood fencing; Has a view; Level lot; Private maintained road

Interior

• Kitchen: Kitchen island; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Multiple cooling units; Wall/window air conditioning units
• Interior features: Ceiling fans; Kitchen island; Window coverings; Furnished; Electric water heater
• Laundry & utility: Indoor laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.7% in Parker Strip — 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 61/100 on livability (#150 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, crime B+; Watch: health & safety C-, schools D, amenities F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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: severe flood risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $198,380
• List price: $139,000
• Delta: -29.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 N Parker Dam Rd #11	0.15mi	2/2.0	1,008 (+1%)	5mo	$220,000	$218	88
3020 N Parker Dam Rd #12	0.15mi	2/2.0	960 (-4%)	8mo	$165,000	$172	80
3654 N Highway 95 #21	0.58mi	2/2.0	992 (-1%)	1mo	$199,000	$201	71

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $10,356
• Equity at exit: $20,725

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $51,550
• Equity at exit: $12,018

Cash invested: $38,920 (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 85344

• Active inventory: 147
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $515

Break-even live

Break-even rent $1,300

Max offer price $139,000

Occupancy floor 69%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $139,000 Active 41 DOM
2. 2026-06-17
   days on market $139,000 Active 40 DOM
3. 2026-06-16
   days on market $139,000 Active 39 DOM
4. 2026-06-15
   days on market $139,000 Active 38 DOM
5. 2026-06-14
   days on market $139,000 Active 36 DOM
6. 2026-06-13
   days on market $139,000 Active 35 DOM
7. 2026-06-10
   days on market $139,000 Active 33 DOM
8. 2026-06-09
   days on market $139,000 Active 32 DOM
9. 2026-06-08
   days on market $139,000 Active 31 DOM
10. 2026-06-07
    days on market $139,000 Active 30 DOM
11. 2026-06-05
    days on market $139,000 Active 27 DOM
12. 2026-06-03
    days on market $139,000 Active 26 DOM
13. 2026-06-02
    days on market $139,000 Active 25 DOM
14. 2026-06-01
    days on market $139,000 Active 24 DOM
15. 2026-05-31
    days on market $139,000 Active 23 DOM
16. 2026-05-30
    days on market $139,000 Active 22 DOM
17. 2026-05-08
    listed $139,000 Active 1198-char remark
18. 2025-08-28
    listed $129,900 Active
19. 2025-08-05
    price $144,900
20. 2025-05-23
    listed $149,900 Active
21. 2025-04-11
    listed $174,990 Active
22. 2021-04-20
    listed $159,000

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 15 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: $23,426
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,044
• Taxable income: $4,270
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $5,157/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 turnkey manufactured home is in good condition with modern updates and a peaceful riverfront location.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean windows — Improves natural light and view

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean windows — Improves natural light and view ↑

ⓘ 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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Parker Strip

• Score: 61/100
• State rank: #150
• US rank: #17689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker Strip, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• 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

-12.6% since first listed

6 events — show timeline

• 2026-05-08 Listed $139,000 LHAR
• 2025-08-28 Listed $129,900 LHAR
• 2025-08-05 Price Changed $144,900 LHAR
• 2025-05-23 Listed $149,900 LHAR
• 2025-04-11 Listed $174,990 LHAR
• 2021-04-20 Listed $159,000 LHAR