1305 W Adams Ave #58 · Prescott, AZ 86305

$90,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 570 Days on market

Built 2025 Good condition 435 sqft lot $135/sqft · 17% below area Est $110k · 17% under ↓ 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

Key facts

• Nice back deck
• Shady acres
• Mature trees

Tags

• BRAND NEW STAINLESS APPLIANCES
• NICE BACK DECK
• MATURE TREES
• SHADY ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $91k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $628 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 570 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $37k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 570 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.71% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.35%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $109,889
• List price: $90,900
• Delta: -17.28%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 W Adams Ave #68	0.00mi	2/1.0	672 (0%)	22mo	$49,000	$73	82

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.81×
• Total profit: $20,542
• Equity at exit: $13,553

10-year hold

• IRR: 27.2%
• Equity multiple: 3.17×
• Total profit: $55,256
• Equity at exit: $7,859

Cash invested: $25,452 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $601

Break-even live

Break-even rent $795

Max offer price $90,900

Occupancy floor 56%

Sensitivity live

Price	-10% $664	-5% $633	+0% $601	+5% $570	+10% $539
Rent	-10% $478	-5% $540	+0% $601	+5% $663	+10% $724
Rate	-1.0pp $647	-0.5pp $625	base $601	+0.5pp $578	+1.0pp $554

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 Cottonwood Ave Prescott, AZ	1.0	1.0	600	$1,300	$2.17	14d	1	0.41mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	14d	4	0.45mi
800 Gail Gardner Way Unit 12 Prescott, AZ	1.0	1.0	500	$1,300	$2.60	44d	1	0.70mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	22d	1	1.36mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.46mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.46mi

Listing history 12 events

1. 2026-05-31
   days on market $90,900 Active 570 DOM
2. 2026-05-30
   days on market $90,900 Active 569 DOM
3. 2026-01-24
   price $90,900 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

4. 2025-12-06
   price $99,900 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

5. 2025-08-16
   price $110,500 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

6. 2025-07-07
   price $119,800 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

7. 2025-07-07
   status Active 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

8. 2025-06-30
   historical 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

9. 2025-05-01
   status Active 229-char remark

   Show marketing remark (229 chars)

   Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

10. 2025-04-26
    historical 229-char remark

    Show marketing remark (229 chars)

    Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

11. 2025-03-27
    price $124,900 229-char remark

    Show marketing remark (229 chars)

    Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

12. 2024-10-25
    listed $127,900 Active 229-char remark

    Show marketing remark (229 chars)

    Adorable Brand New 2 Bedroom 1 Bath - Stainless Appliances. Nice Back Deck wit Mature Trees. Buyer Must be approved with Mark Mgt. Debra at Shady Acres $50 Application fee. Space Rent is $630 Month. Brand New and ready for you!

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $18,677
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$2,644
• Taxable income: $6,135
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,745/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 · 10 photos

Good 80/100 None rehab

This brand new mobile home is move-in ready with a fresh interior, new kitchen and bathroom, and a well-maintained exterior. It offers a great opportunity for investors looking to rent or sell.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Freshens up the home's appearance
• Both Landscaping and curb appeal — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Freshens up the home's appearance ↑
• Both Landscaping and curb appeal — Improves curb appeal and adds value ↑

ⓘ 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• Metro: Prescott Valley-Prescott, 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

-28.9% since first listed

10 events — show timeline

• 2026-01-24 Price Changed $90,900 PAARMLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $99,900 PAARMLS as Distributed by MLS Grid
• 2025-08-16 Price Changed $110,500 PAARMLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $119,800 PAARMLS as Distributed by MLS Grid
• 2025-07-07 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-05-01 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-04-26 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $124,900 PAARMLS as Distributed by MLS Grid
• 2024-10-25 Listed $127,900 PAARMLS as Distributed by MLS Grid