11350 Sarah Jane Ln #66 · Prescott Valley, AZ 86327

$219,900

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 135 Days on market

55+ age-restricted Built 2022 Good condition $164/sqft · 36% below area Est $345k · 36% under ↓ 6% 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 +12.5/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Community in the highly sought after Orchard Ranch NORTH Community.LIKE NEW! A beauty of its own. Nice outside front porch with a gorgeous view. Kitchen has a island and stainless steel appliances. Lots of storage cabinets in the kitchen and dining room. Luxury Vinyl plank flooring throughout the house.Large Master Bedroom w/walk in closet & Shower in Master bath. Guest Bath shower over tub. Guest bedroom or office.Fenced in side patio & back yard. Large shed with overhead storage.

Key facts

• Outside front porch
• Walk-in closet
• Storage cabinets

Tags

• ORCHARD RANCH NORTH COMMUNITY
• OUTSIDE FRONT PORCH
• STORAGE CABINETS
• LUXURY VINYL PLANK FLOORING
• WALK-IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 319 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 135 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,223 (20.3% 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 135 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $345,321
• List price: $219,900
• Delta: -36.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E State Route 69 #2123	0.14mi	2/2.0	1,344 (0%)	3mo	$190,000	$141	91
11250 E State Route 69 #1125	0.14mi	3/2.0 (+1)	1,248 (-7%)	2mo	$130,000	$104	74
2142 Jackrabbit Dr	0.58mi	2/2.0	1,380 (+3%)	2mo	$185,000	$134	67
11250 E State Route 69 Unit 1128-2	0.14mi	3/2.0 (+1)	1,174 (-13%)	8mo	$150,000	$128	61
10833 E Oxbow Dr	0.72mi	3/2.0 (+1)	1,388 (+3%)	1mo	$375,000	$270	55
11250 E State Route 69 1152	0.29mi	2/2.0	1,180 (-12%)	14mo	$130,000	$110	55
11090 Manzanita Trl #7	0.60mi	2/2.0	1,426 (+6%)	23mo	$345,000	$242	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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-44,232
• Equity at exit: $32,788

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-49,515
• Equity at exit: $19,013

Cash invested: $61,572 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 8 under contract
• Months of supply: 4.9 mo (21%/mo absorbed)
• Median asking: $229,900 ($171/sqft)
• Median days on market: 105 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +50.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86327

• Home prices YoY: -11.8%
• Active inventory: 319
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-135

Break-even live

Break-even rent $1,924

Max offer price $200,305

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-59	+0% $-135	+5% $-211	+10% $-287
Rent	-10% $-274	-5% $-205	+0% $-135	+5% $-66	+10% $3
Rate	-1.0pp $-25	-0.5pp $-79	base $-135	+0.5pp $-192	+1.0pp $-250

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: $54,975
• Closing costs: $6,597
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	70d	1	0.72mi
1131 Tapadero Dr Dewey, AZ	3.0	2.0	1590	$1,695	$1.07	93d	1	0.84mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	93d	1	0.94mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	93d	1	1.04mi
887 N Cochise Dr Dewey, AZ	2.0	2.0	1544	$1,625	$1.05	70d	1	1.13mi
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	93d	1	1.13mi
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	93d	1	1.21mi

Listing history 50 events

1. 2026-08-08
   days on market $219,900 Active 135 DOM
2. 2026-08-07
   days on market $219,900 Active 134 DOM
3. 2026-08-06
   days on market $219,900 Active 133 DOM
4. 2026-08-05
   days on market $219,900 Active 132 DOM
5. 2026-08-04
   days on market $219,900 Active 131 DOM
6. 2026-08-03
   days on market $219,900 Active 130 DOM
7. 2026-07-31
   days on market $219,900 Active 127 DOM
8. 2026-07-30
   days on market $219,900 Active 126 DOM
9. 2026-07-29
   days on market $219,900 Active 125 DOM
10. 2026-07-27
    days on market $219,900 Active 123 DOM
11. 2026-07-25
    days on market $219,900 Active 121 DOM
12. 2026-07-24
    days on market $219,900 Active 120 DOM
13. 2026-07-23
    days on market $219,900 Active 119 DOM
14. 2026-07-22
    days on market $219,900 Active 118 DOM
15. 2026-07-21
    days on market $219,900 Active 117 DOM
16. 2026-07-18
    days on market $219,900 Active 114 DOM
17. 2026-07-16
    days on market $219,900 Active 112 DOM
18. 2026-07-16
    days on market $219,900 Active 111 DOM
19. 2026-07-14
    days on market $219,900 Active 110 DOM
20. 2026-07-13
    days on market $219,900 Active 109 DOM
21. 2026-07-12
    days on market $219,900 Active 108 DOM
22. 2026-07-11
    days on market $219,900 Active 107 DOM
23. 2026-07-10
    days on market $219,900 Active 106 DOM
24. 2026-07-09
    days on market $219,900 Active 105 DOM
25. 2026-07-08
    days on market $219,900 Active 104 DOM
26. 2026-07-07
    days on market $219,900 Active 103 DOM
27. 2026-07-06
    days on market $219,900 Active 102 DOM
28. 2026-07-05
    days on market $219,900 Active 101 DOM
29. 2026-07-04
    days on market $219,900 Active 100 DOM
30. 2026-07-03
    days on market $219,900 Active 99 DOM
31. 2026-07-02
    days on market $219,900 Active 98 DOM
32. 2026-07-01
    days on market $219,900 Active 97 DOM
33. 2026-06-30
    days on market $219,900 Active 96 DOM
34. 2026-06-29
    days on market $219,900 Active 95 DOM
35. 2026-06-28
    days on market $219,900 Active 94 DOM
36. 2026-06-28
    days on market $219,900 Active 93 DOM
37. 2026-06-27
    days on market $219,900 Active 92 DOM
38. 2026-06-25
    days on market $219,900 Active 90 DOM
39. 2026-06-23
    days on market $219,900 Active 88 DOM
40. 2026-06-21
    days on market $219,900 Active 87 DOM
41. 2026-06-18
    days on market $219,900 Active 84 DOM
42. 2026-06-17
    days on market $219,900 Active 83 DOM
43. 2026-06-16
    days on market $219,900 Active 82 DOM
44. 2026-06-15
    days on market $219,900 Active 81 DOM
45. 2026-06-14
    days on market $219,900 Active 79 DOM
46. 2026-06-13
    days on market $219,900 Active 78 DOM
47. 2026-06-10
    days on market $219,900 Active 76 DOM
48. 2026-06-09
    days on market $219,900 Active 75 DOM
49. 2026-06-08
    days on market $219,900 Active 74 DOM
50. 2026-06-07
    days on market $219,900 Active 73 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,027
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$6,397
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $-317/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 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping improvements, and adding a small outdoor seating area.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small outdoor seating area — Increases functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Humboldt Elementary School F AZ #339/1,109 Nat'l #16,061/41,679 Middle Bradshaw Mountain Middle School F AZ #78/218 Nat'l #8,497/14,009 High Bradshaw Mountain High School F AZ #222/381 Nat'l #13,991/17,239

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

C Composite livability gradescore 62/100

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

• Census place: Prescott Valley, AZ
• County: Yavapai County · 241,389 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: 10% of renters

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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%

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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%

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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

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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

-6.4% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $219,900 PAARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $235,000 PAARMLS as Distributed by MLS Grid