2350 Adobe Road #214 Rd · Bullhead City, AZ 86442

$159,000

2 bd · 2.0 ba · 1,600 sqft · Land · 8 Days on market

Built 2016 4,275 sqft lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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 MLS

Very special home. This popular 2 bedroom, 2 bath, split flloorplan home was custom ordered with added square footage in living room and bedroom. One of the most popular floor plans with added space where you want it. Located on a corner lot with views of the west mountains for beautiful sunset views. Easy walking distance to the clubhouse and pool. Front and back enclosed Arizona rooms with windows for added room for entertaining, bonus room, rec room, etc. The double covered carport offers side by side parking for two cars. and a storage shed for those extras. Enjoy the nicely landscaped front and back yard. Don't miss this one owner, one of a kind home in the popular 55+ Gated Resort Style living comuunity located on the Bullhead Parkway for easy access to shopping, dining, medical and a few minutes from the Colorado River and Laughlin NV for entertainment and dining.

Key facts

• Dual sinks
• Eat in kitchen nook
• Breakfast bar

Tags

• BREAKFAST BAR
• EAT IN KITCHEN NOOK
• DEN OFFICE
• PRIMARY BEDROOM SUITE
• WALK IN SHOWER
• DUAL SINKS

Property features AI

Finance

• Other: Pets allowed
• Financial info: Land is leased
• HOA & community: Gated community with clubhouse, fitness center, pool and curbs; Senior community

Exterior

• Parking: Private maintained road access
• Security: Gated community
• Utilities: Public water; Public sewer; Natural gas available; Underground utilities
• Home design: Manufactured home (double wide); Residential property; Frame construction
• Construction: Frame construction; Shingle roof
• Exterior features: Enclosed patio; Patio; Community pool; Shed(s); Water-smart landscaping; Has view; No fencing

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator; Breakfast bar; Granite counters
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric components; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Open floorplan; Walk-in closets; Low-E windows; Window coverings; Water softener; Water heater; Water purifier; Accessible entrance; Accessible full bath
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $159k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 7.6% 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 leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 7y ago; this cycle's ask is 46% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.2

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: -12.4%
• Equity multiple: 0.57×
• Total profit: $-19,313
• Equity at exit: $23,707

10-year hold

• IRR: -8.6%
• Equity multiple: 0.54×
• Total profit: $-20,620
• Equity at exit: $13,747

Cash invested: $44,520 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $175

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 84%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Adobe Rd Unit 29 Bullhead City, AZ	2.0	2.0	1097	$1,350	$1.23	13d	1	0.26mi
2434 Wilder Rd Bullhead City, AZ	3.0	2.0	1633	$1,800	$1.10	13d	1	0.42mi
2437 Wilder Rd Bullhead City, AZ	2.0	2.0	1614	$1,800	$1.12	13d	1	0.45mi
2634 Discovery Rd Bullhead City, AZ	2.0	2.5	2180	$1,750	$0.80	13d	1	1.22mi
2164 Hijolly Dr Bullhead City, AZ	3.0	2.0	1542	$1,750	$1.13	13d	1	1.26mi
2690 Sanctuary Dr Bullhead City, AZ	3.0	2.5	2180	$2,500	$1.15	21d	1	1.31mi

Listing history 50 events

1. 2026-06-18
   days on market $159,000 Active 8 DOM
2. 2026-06-17
   days on market $159,000 Active 7 DOM
3. 2026-06-16
   days on market $159,000 Active 6 DOM
4. 2026-06-15
   days on market $159,000 Active 5 DOM
5. 2026-06-14
   days on market $159,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $159,000 Active 2 DOM
7. 2026-06-10
   days on market $179,000 Active 7 DOM
8. 2026-06-09
   days on market $179,000 Active 6 DOM
9. 2026-06-08
   days on market $179,000 Active 5 DOM
10. 2026-06-07
    days on market $179,000 Active 4 DOM
11. 2026-06-05
    pricedays on marketlisting id $179,000 Active 1 DOM
12. 2026-06-02
    days on market $109,000 Active 24 DOM
13. 2026-06-01
    days on market $109,000 Active 23 DOM
14. 2026-05-31
    days on market $109,000 Active 22 DOM
15. 2026-05-30
    days on market $109,000 Active 21 DOM
16. 2026-05-15
    historical Active Under Contract
17. 2026-05-05
    listed $109,000 Active
18. 2026-04-13
    listed $159,900 Active 884-char remark

    Show marketing remark (884 chars)

    Very special home. This popular 2 bedroom, 2 bath, split flloorplan home was custom ordered with added square footage in living room and bedroom. One of the most popular floor plans with added space where you want it. Located on a corner lot with views of the west mountains for beautiful sunset views. Easy walking distance to the clubhouse and pool. Front and back enclosed Arizona rooms with windows for added room for entertaining, bonus room, rec room, etc. The double covered carport offers side by side parking for two cars. and a storage shed for those extras. Enjoy the nicely landscaped front and back yard. Don't miss this one owner, one of a kind home in the popular 55+ Gated Resort Style living comuunity located on the Bullhead Parkway for easy access to shopping, dining, medical and a few minutes from the Colorado River and Laughlin NV for entertainment and dining.

19. 2026-03-16
    price $189,900
20. 2026-02-26
    soldstatus $142,000 Closed
21. 2026-02-13
    listed $135,000 Active
22. 2026-02-09
    status Pending
23. 2026-01-19
    price $151,500
24. 2026-01-15
    price $194,000
25. 2025-12-03
    price $159,500
26. 2025-11-10
    listed $197,500 Active
27. 2025-10-28
    price $165,000
28. 2025-09-19
    listed $169,500 Active
29. 2025-09-08
    listed $149,000 Active
30. 2024-09-17
    soldstatus $37,800,000
31. 2022-05-25
    soldstatus $145,000
32. 2022-05-13
    soldstatus $142,000
33. 2022-04-22
    listed $142,000
34. 2022-04-05
    listed $145,000
35. 2022-01-26
    soldstatus $125,000
36. 2022-01-20
    soldstatus $110,000
37. 2022-01-01
    listed $139,000
38. 2021-12-22
    soldstatus $98,000
39. 2021-09-29
    soldstatus $120,000
40. 2021-09-28
    listed $98,000
41. 2021-09-01
    listed $110,000
42. 2021-08-02
    listed $120,000
43. 2021-07-19
    soldstatus $144,000
44. 2021-05-14
    soldstatus $89,500
45. 2021-04-12
    listed $145,500
46. 2021-04-04
    listed $95,900
47. 2021-02-18
    soldstatus $92,000
48. 2021-01-25
    listed $97,500
49. 2020-11-20
    soldstatus $95,000
50. 2020-10-12
    listed $99,300

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 12 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: $19,351
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,625
• Taxable loss: −$457
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,211/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

-99.0% since first listed

38 events — show timeline

• 2026-05-15 Contingent — WARDEX
• 2026-05-05 Listed $109,000 WARDEX
• 2026-04-13 Listed $159,900 WARDEX
• 2026-03-16 Price Changed $189,900 WARDEX
• 2026-02-26 Sold (MLS) $142,000 WARDEX
• 2026-02-13 Listed $135,000 WARDEX
• 2026-02-09 Pending — WARDEX
• 2026-01-19 Price Changed $151,500 WARDEX
• 2026-01-15 Price Changed $194,000 WARDEX
• 2025-12-03 Price Changed $159,500 WARDEX
• 2025-11-10 Listed $197,500 WARDEX
• 2025-10-28 Price Changed $165,000 WARDEX
• 2025-09-19 Listed $169,500 WARDEX
• 2025-09-08 Listed $149,000 WARDEX
• 2024-09-17 Sold (Public Records) $37,800,000 Public Records
• 2022-05-25 Sold (MLS) $145,000 WARDEX
• 2022-05-13 Sold (MLS) $142,000 WARDEX
• 2022-04-22 Listed $142,000 WARDEX
• 2022-04-05 Listed $145,000 WARDEX
• 2022-01-26 Sold (MLS) $125,000 WARDEX
• 2022-01-20 Sold (MLS) $110,000 WARDEX
• 2022-01-01 Listed $139,000 WARDEX
• 2021-12-22 Sold (MLS) $98,000 WARDEX
• 2021-09-29 Sold (MLS) $120,000 WARDEX
• 2021-09-28 Listed $98,000 WARDEX
• 2021-09-01 Listed $110,000 WARDEX
• 2021-08-02 Listed $120,000 WARDEX
• 2021-07-19 Sold (MLS) $144,000 WARDEX
• 2021-05-14 Sold (MLS) $89,500 WARDEX
• 2021-04-12 Listed $145,500 WARDEX
• 2021-04-04 Listed $95,900 WARDEX
• 2021-02-18 Sold (MLS) $92,000 WARDEX
• 2021-01-25 Listed $97,500 WARDEX
• 2020-11-20 Sold (MLS) $95,000 WARDEX
• 2020-10-12 Listed $99,300 WARDEX
• 2019-11-08 Sold (MLS) $89,000 WARDEX
• 2019-08-02 Listed $89,000 WARDEX
• 2006-03-17 Sold (Public Records) $11,000,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $72 · +2.8% YoY. Source: county tax records.