11350 Sarah Jane Ln #65 · Prescott Valley, AZ 86327

$235,900

2 bd · 2.0 ba · 1,228 sqft · SingleFamily · 236 Days on market

Built 2022 $192/sqft · 23% below area Est $305k · 23% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable and upgraded 2-bedroom, 2-bath gem nestled in the carefree 55+ community of Orchard Ranch North that's designed for easy living and fun-filled days. Just 90 minutes to downtown Phoenix and less than 30 minutes to downtown Prescott, it's the ideal blend of relaxation and convenience.From the moment you arrive, you'll notice thoughtful touches everywhere--like the added full-length carport shading that keeps your car shaded year-round and dual stair access that makes coming and going a breeze.Step inside to a bright, inviting kitchen featuring upgraded countertops, stylish cabinets, and a charming coffee nook--the perfect spot to start your mornings. The kitchen seamlessly transitions into the open and airy living room--perfect for entertaining friends or simply enjoying your favorite show.The modified storage room has its own mini-split system and water hookup, ideal for crafting, hobbies, or even a dedicated man cave.Outdoors, enjoy a fully pavered area beside the carport and a white picket-fenced yard--just right for your pups to safely enjoy some fresh air. This home is the definition of lock-and-leave comfort, whether you're settling in full-time or looking for a weekend getaway.Best of all, your $600/month lot lease covers fantastic community amenities including: pickleball, swimming, fitness room and scheduled events--so you can focus on what matters most: relaxing, connecting, and enjoying the good life.Come see this charming, move-in-ready retreat today--it's the perfect blend of comfort, convenience, and community!

Key facts

• Mini-split system
• Water hookup
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• FULL-LENGTH CARPORT
• DUAL STAIR ACCESS
• MODIFIED STORAGE ROOM
• MINI-SPLIT SYSTEM
• WATER HOOKUP

🏷️ Possibly a rental listed for sale. The $235,900 price doesn't fit this home's estimated sale value (~$304,514) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (24.3% below list).
• Recommended offer: $179k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 266 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $178,597 (24.3% 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 236 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $304,514
• List price: $235,900
• Delta: -22.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10439 E Brangus Ln	0.22mi	3/2.0 (+1)	1,256 (+2%)	12mo	$318,500	$254	71
2142 Jackrabbit Dr	0.39mi	2/2.0	1,380 (+12%)	0mo	$185,000	$134	61
11250 E State Route 69 1152	0.62mi	2/2.0	1,180 (-4%)	12mo	$130,000	$110	54
12070 E Pepper Tree Way	0.73mi	2/2.0	1,296 (+6%)	3mo	$267,500	$206	54
12140 E Peppertree Way	0.73mi	2/2.0	1,350 (+10%)	8mo	$367,500	$272	43
1142 N Old Chisholm Trl	0.75mi	3/2.0 (+1)	1,280 (+4%)	13mo	$320,000	$250	43

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-52,169
• Equity at exit: $35,173

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-63,306
• Equity at exit: $20,396

Cash invested: $66,052 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,237
• Tax est. 1.5%: −$295 /mo · $3,538/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-219

Break-even live

Break-even rent $2,064

Max offer price $204,162

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-138	+0% $-219	+5% $-301	+10% $-382
Rent	-10% $-360	-5% $-290	+0% $-219	+5% $-149	+10% $-78
Rate	-1.0pp $-101	-0.5pp $-159	base $-219	+0.5pp $-280	+1.0pp $-343

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1298 Tapadero Dr Unit A Dewey, AZ	2.0	2.0	1134	$1,750	$1.54	22d	1	0.69mi
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	44d	1	0.88mi
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	44d	1	0.94mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	44d	1	0.94mi
556 N Robles St Dewey, AZ	3.0	2.0	1484	$2,200	$1.48	22d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $235,900 Active 236 DOM
2. 2026-06-17
   days on market $235,900 Active 235 DOM
3. 2026-06-16
   days on market $235,900 Active 234 DOM
4. 2026-06-15
   price $235,900 Active 233 DOM
5. 2026-06-15
   days on market $236,250 Active 233 DOM
6. 2026-06-14
   days on market $236,250 Active 231 DOM
7. 2026-06-13
   days on market $236,250 Active 230 DOM
8. 2026-06-10
   days on market $236,250 Active 228 DOM
9. 2026-06-09
   days on market $236,250 Active 227 DOM
10. 2026-06-08
    days on market $236,250 Active 226 DOM
11. 2026-06-07
    days on market $236,250 Active 225 DOM
12. 2026-06-02
    days on market $236,250 Active 220 DOM
13. 2026-06-01
    days on market $236,250 Active 219 DOM
14. 2026-05-31
    days on market $236,250 Active 218 DOM
15. 2026-05-30
    days on market $236,250 Active 217 DOM
16. 2026-03-31
    price $236,250 1578-char remark

    Show marketing remark (1578 chars)

    Welcome home to this adorable and upgraded 2-bedroom, 2-bath gem nestled in the carefree 55+ community of Orchard Ranch North that's designed for easy living and fun-filled days. Just 90 minutes to downtown Phoenix and less than 30 minutes to downtown Prescott, it's the ideal blend of relaxation and convenience.From the moment you arrive, you'll notice thoughtful touches everywhere--like the added full-length carport shading that keeps your car shaded year-round and dual stair access that makes coming and going a breeze.Step inside to a bright, inviting kitchen featuring upgraded countertops, stylish cabinets, and a charming coffee nook--the perfect spot to start your mornings. The kitchen seamlessly transitions into the open and airy living room--perfect for entertaining friends or simply enjoying your favorite show.The modified storage room has its own mini-split system and water hookup, ideal for crafting, hobbies, or even a dedicated man cave.Outdoors, enjoy a fully pavered area beside the carport and a white picket-fenced yard--just right for your pups to safely enjoy some fresh air. This home is the definition of lock-and-leave comfort, whether you're settling in full-time or looking for a weekend getaway.Best of all, your $600/month lot lease covers fantastic community amenities including: pickleball, swimming, fitness room and scheduled events--so you can focus on what matters most: relaxing, connecting, and enjoying the good life.Come see this charming, move-in-ready retreat today--it's the perfect blend of comfort, convenience, and community!

17. 2026-02-14
    price $236,500 1578-char remark

    Show marketing remark (1578 chars)

    Welcome home to this adorable and upgraded 2-bedroom, 2-bath gem nestled in the carefree 55+ community of Orchard Ranch North that's designed for easy living and fun-filled days. Just 90 minutes to downtown Phoenix and less than 30 minutes to downtown Prescott, it's the ideal blend of relaxation and convenience.From the moment you arrive, you'll notice thoughtful touches everywhere--like the added full-length carport shading that keeps your car shaded year-round and dual stair access that makes coming and going a breeze.Step inside to a bright, inviting kitchen featuring upgraded countertops, stylish cabinets, and a charming coffee nook--the perfect spot to start your mornings. The kitchen seamlessly transitions into the open and airy living room--perfect for entertaining friends or simply enjoying your favorite show.The modified storage room has its own mini-split system and water hookup, ideal for crafting, hobbies, or even a dedicated man cave.Outdoors, enjoy a fully pavered area beside the carport and a white picket-fenced yard--just right for your pups to safely enjoy some fresh air. This home is the definition of lock-and-leave comfort, whether you're settling in full-time or looking for a weekend getaway.Best of all, your $600/month lot lease covers fantastic community amenities including: pickleball, swimming, fitness room and scheduled events--so you can focus on what matters most: relaxing, connecting, and enjoying the good life.Come see this charming, move-in-ready retreat today--it's the perfect blend of comfort, convenience, and community!

18. 2026-01-10
    price $238,500 1578-char remark

    Show marketing remark (1578 chars)

    Welcome home to this adorable and upgraded 2-bedroom, 2-bath gem nestled in the carefree 55+ community of Orchard Ranch North that's designed for easy living and fun-filled days. Just 90 minutes to downtown Phoenix and less than 30 minutes to downtown Prescott, it's the ideal blend of relaxation and convenience.From the moment you arrive, you'll notice thoughtful touches everywhere--like the added full-length carport shading that keeps your car shaded year-round and dual stair access that makes coming and going a breeze.Step inside to a bright, inviting kitchen featuring upgraded countertops, stylish cabinets, and a charming coffee nook--the perfect spot to start your mornings. The kitchen seamlessly transitions into the open and airy living room--perfect for entertaining friends or simply enjoying your favorite show.The modified storage room has its own mini-split system and water hookup, ideal for crafting, hobbies, or even a dedicated man cave.Outdoors, enjoy a fully pavered area beside the carport and a white picket-fenced yard--just right for your pups to safely enjoy some fresh air. This home is the definition of lock-and-leave comfort, whether you're settling in full-time or looking for a weekend getaway.Best of all, your $600/month lot lease covers fantastic community amenities including: pickleball, swimming, fitness room and scheduled events--so you can focus on what matters most: relaxing, connecting, and enjoying the good life.Come see this charming, move-in-ready retreat today--it's the perfect blend of comfort, convenience, and community!

19. 2025-11-21
    price $258,900 1578-char remark

    Show marketing remark (1578 chars)

    Welcome home to this adorable and upgraded 2-bedroom, 2-bath gem nestled in the carefree 55+ community of Orchard Ranch North that's designed for easy living and fun-filled days. Just 90 minutes to downtown Phoenix and less than 30 minutes to downtown Prescott, it's the ideal blend of relaxation and convenience.From the moment you arrive, you'll notice thoughtful touches everywhere--like the added full-length carport shading that keeps your car shaded year-round and dual stair access that makes coming and going a breeze.Step inside to a bright, inviting kitchen featuring upgraded countertops, stylish cabinets, and a charming coffee nook--the perfect spot to start your mornings. The kitchen seamlessly transitions into the open and airy living room--perfect for entertaining friends or simply enjoying your favorite show.The modified storage room has its own mini-split system and water hookup, ideal for crafting, hobbies, or even a dedicated man cave.Outdoors, enjoy a fully pavered area beside the carport and a white picket-fenced yard--just right for your pups to safely enjoy some fresh air. This home is the definition of lock-and-leave comfort, whether you're settling in full-time or looking for a weekend getaway.Best of all, your $600/month lot lease covers fantastic community amenities including: pickleball, swimming, fitness room and scheduled events--so you can focus on what matters most: relaxing, connecting, and enjoying the good life.Come see this charming, move-in-ready retreat today--it's the perfect blend of comfort, convenience, and community!

20. 2025-10-25
    listed $259,900 Active 1578-char remark

    Show marketing remark (1578 chars)

    Welcome home to this adorable and upgraded 2-bedroom, 2-bath gem nestled in the carefree 55+ community of Orchard Ranch North that's designed for easy living and fun-filled days. Just 90 minutes to downtown Phoenix and less than 30 minutes to downtown Prescott, it's the ideal blend of relaxation and convenience.From the moment you arrive, you'll notice thoughtful touches everywhere--like the added full-length carport shading that keeps your car shaded year-round and dual stair access that makes coming and going a breeze.Step inside to a bright, inviting kitchen featuring upgraded countertops, stylish cabinets, and a charming coffee nook--the perfect spot to start your mornings. The kitchen seamlessly transitions into the open and airy living room--perfect for entertaining friends or simply enjoying your favorite show.The modified storage room has its own mini-split system and water hookup, ideal for crafting, hobbies, or even a dedicated man cave.Outdoors, enjoy a fully pavered area beside the carport and a white picket-fenced yard--just right for your pups to safely enjoy some fresh air. This home is the definition of lock-and-leave comfort, whether you're settling in full-time or looking for a weekend getaway.Best of all, your $600/month lot lease covers fantastic community amenities including: pickleball, swimming, fitness room and scheduled events--so you can focus on what matters most: relaxing, connecting, and enjoying the good life.Come see this charming, move-in-ready retreat today--it's the perfect blend of comfort, convenience, and community!

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°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: $21,432
• − Mortgage interest: −$13,214
• − Property taxes: −$3,538
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$6,863
• Taxable loss: −$6,792
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $-1,002/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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

-9.1% since first listed

5 events — show timeline

• 2026-03-31 Price Changed $236,250 PAARMLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $236,500 PAARMLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $238,500 PAARMLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $258,900 PAARMLS as Distributed by MLS Grid
• 2025-10-25 Listed $259,900 PAARMLS as Distributed by MLS Grid