464 Harbor Dr · Bullhead City, AZ 86442

$125,000

3 bd · 2.0 ba · 1,056 sqft · Land public records · 104 Days on market

Built 1981 3,800 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Investor opportunity! This 3 bedroom, 2 bathroom double wide manufactured home is the perfect fixer upper / handyman special ready for someone to bring it back to life. With a spacious layout and great bones, this property offers a solid foundation for renovation and customization. The property features a single car carport, large concrete parking area, and is fully enclosed with chain link fencing. Whether you re looking for your next project or flip, this home offers tons of potential for the right buyer willing to put in the work. Property is being sold AS IS. Bring your tools and your vision!

Key facts

• Single car carport
• Solid foundation
• Chain link fencing

Tags

• SPACIOUS LAYOUT
• SOLID FOUNDATION
• SINGLE CAR CARPORT
• LARGE CONCRETE PARKING AREA
• FULLY ENCLOSED
• CHAIN LINK FENCING

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available and connected
• Home design: Manufactured home (double wide); Single-story
• Construction: Other construction materials
• Exterior features: Fenced yard (front and back) with chain link fencing; Level lot; Has a view; Shingle roof

Interior

• Kitchen: Laminate counters
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Ceiling fan(s)
• Interior features: Laminate countertops; Ceiling fans
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $864 of loan paydown is wiped out by about $4k 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

• It's been on market 104 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $28k; list at $125k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.4

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-8,460
• Equity at exit: $18,638

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-2,765
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $250

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $336	-5% $293	+0% $250	+5% $207	+10% $163
Rent	-10% $138	-5% $194	+0% $250	+5% $305	+10% $361
Rate	-1.0pp $313	-0.5pp $282	base $250	+0.5pp $217	+1.0pp $184

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	14d	1	0.21mi
1948 Merced Dr Bullhead City, AZ	3.0	1.0	1152	$1,000	$0.87	13d	1	0.25mi
1910 Rio Grande Rd Bullhead City, AZ	3.0	2.0	1296	$1,500	$1.16	13d	1	0.30mi
335 Riverwood Ln Bullhead City, AZ	3.0	2.0	1454	$1,650	$1.13	5d	1	0.35mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	8d	1	0.38mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	2d	5	0.41mi
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	2d	1	0.45mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	13d	1	0.45mi
287 Meander Dr Bullhead City, AZ	2.0	2.0	1152	$1,395	$1.21	11d	1	0.46mi
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	14d	1	0.47mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	14d	1	0.47mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	14d	1	0.56mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	14d	1	0.57mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	2d	1	0.65mi
564 Holly St Bullhead City, AZ	4.0	2.0	1400	$1,900	$1.36	14d	1	0.68mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	14d	1	0.80mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	14d	1	0.82mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	14d	1	0.94mi
437 Riverfront Dr #5 Bullhead City, AZ	2.0	2.0	1362	$2,600	$1.91	21d	1	0.94mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	0.94mi
437 Riverfront Dr Unit 6 Bullhead City, AZ	2.0	1.5	1392	$2,400	$1.72	21d	1	0.94mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	21d	1	0.94mi
652 Holly St Bullhead City, AZ	3.0	2.0	1200	$1,500	$1.25	14d	1	0.95mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	14d	1	0.96mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	14d	1	0.97mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	14d	1	1.32mi
2460 Lakeside Dr Bullhead City, AZ	2.0	2.0	1061	$1,300	$1.23	14d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 104 DOM
2. 2026-06-17
   days on market $125,000 Active 103 DOM
3. 2026-06-16
   days on market $125,000 Active 102 DOM
4. 2026-06-15
   days on market $125,000 Active 101 DOM
5. 2026-06-14
   days on market $125,000 Active 99 DOM
6. 2026-06-13
   days on market $125,000 Active 98 DOM
7. 2026-06-10
   days on market $125,000 Active 96 DOM
8. 2026-06-09
   days on market $125,000 Active 95 DOM
9. 2026-06-08
   days on market $125,000 Active 94 DOM
10. 2026-06-07
    days on market $125,000 Active 93 DOM
11. 2026-06-05
    days on market $125,000 Active 90 DOM
12. 2026-06-02
    days on market $125,000 Active 88 DOM
13. 2026-06-01
    days on market $125,000 Active 87 DOM
14. 2026-05-31
    days on market $125,000 Active 86 DOM
15. 2026-05-30
    days on market $125,000 Active 85 DOM
16. 2026-05-05
    price $125,000 603-char remark

    Show marketing remark (603 chars)

    Investor opportunity! This 3 bedroom, 2 bathroom double wide manufactured home is the perfect fixer upper / handyman special ready for someone to bring it back to life. With a spacious layout and great bones, this property offers a solid foundation for renovation and customization. The property features a single car carport, large concrete parking area, and is fully enclosed with chain link fencing. Whether you re looking for your next project or flip, this home offers tons of potential for the right buyer willing to put in the work. Property is being sold AS IS. Bring your tools and your vision!

17. 2026-05-05
    price $125,000

    Show marketing remark (603 chars)

    Investor opportunity! This 3 bedroom, 2 bathroom double wide manufactured home is the perfect fixer upper / handyman special ready for someone to bring it back to life. With a spacious layout and great bones, this property offers a solid foundation for renovation and customization. The property features a single car carport, large concrete parking area, and is fully enclosed with chain link fencing. Whether you re looking for your next project or flip, this home offers tons of potential for the right buyer willing to put in the work. Property is being sold AS IS. Bring your tools and your vision!

18. 2026-03-06
    listed $130,000 Active 603-char remark

    Show marketing remark (603 chars)

    Investor opportunity! This 3 bedroom, 2 bathroom double wide manufactured home is the perfect fixer upper / handyman special ready for someone to bring it back to life. With a spacious layout and great bones, this property offers a solid foundation for renovation and customization. The property features a single car carport, large concrete parking area, and is fully enclosed with chain link fencing. Whether you re looking for your next project or flip, this home offers tons of potential for the right buyer willing to put in the work. Property is being sold AS IS. Bring your tools and your vision!

19. 2026-03-06
    listed $130,000 Active

    Show marketing remark (603 chars)

    Investor opportunity! This 3 bedroom, 2 bathroom double wide manufactured home is the perfect fixer upper / handyman special ready for someone to bring it back to life. With a spacious layout and great bones, this property offers a solid foundation for renovation and customization. The property features a single car carport, large concrete parking area, and is fully enclosed with chain link fencing. Whether you re looking for your next project or flip, this home offers tons of potential for the right buyer willing to put in the work. Property is being sold AS IS. Bring your tools and your vision!

20. 1989-09-06
    soldstatus $28,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°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: $16,915
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,636
• Taxable income: $1,070
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,740/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

+346.4% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $125,000 WARDEX
• 2026-05-05 Price Changed $125,000 LHAR
• 2026-03-06 Listed $130,000 LHAR
• 2026-03-06 Listed $130,000 WARDEX
• 1989-09-06 Sold (Public Records) $28,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $218 · +3.2% YoY. Source: county tax records.