850 S State Route 69 -- #28 · Prescott Valley, AZ 86327

$112,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 122 Days on market

Built 1999 Fair condition Est $183k · 39% under

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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
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Northern Arizona 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan All appliance included!The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty!Located in a quiet neighborhood in Dewey, Arizona!Homes do NOT come up for sale often here last time was 3 years ago!

Key facts

• Split floorplan
• Gas cooking
• Low monthly fees

Tags

• LOW MONTHLY FEES
• LARGER THAN AVERAGE LOTS
• DUAL PRIMARY SUITES
• FRESH INTERIOR PAINT
• SPLIT FLOORPLAN
• GAS COOKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 2 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $774 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 + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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 $80k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.72% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.64%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12465 E Kachina Pl	0.62mi	2/1.0	784 (-12%)	20mo	$160,000	$204	30

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $29,546
• Equity at exit: $16,700

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $87,223
• Equity at exit: $9,684

Cash invested: $31,360 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $748

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 56%

Sensitivity live

Price	-10% $826	-5% $787	+0% $748	+5% $710	+10% $671
Rent	-10% $596	-5% $672	+0% $748	+5% $825	+10% $901
Rate	-1.0pp $805	-0.5pp $777	base $748	+0.5pp $719	+1.0pp $690

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12900 E State Route 169 Dewey, AZ	1.0–3.0	1.0–2.0	1014	$2,135	$2.10	14d	1	0.20mi
175 N Village Way Dewey, AZ	2.0–3.0	2.0	1088	$1,720	$1.58	14d	20	1.21mi

Listing history 30 events

1. 2026-06-18
   days on market $112,000 Active 122 DOM
2. 2026-06-17
   days on market $112,000 Active 121 DOM
3. 2026-06-16
   days on market $112,000 Active 120 DOM
4. 2026-06-15
   days on market $112,000 Active 119 DOM
5. 2026-06-14
   days on market $112,000 Active 117 DOM
6. 2026-06-13
   days on market $112,000 Active 116 DOM
7. 2026-06-10
   days on market $112,000 Active 114 DOM
8. 2026-06-09
   days on market $112,000 Active 113 DOM
9. 2026-06-08
   days on market $112,000 Active 112 DOM
10. 2026-06-07
    days on market $112,000 Active 111 DOM
11. 2026-06-02
    days on market $112,000 Active 106 DOM
12. 2026-06-01
    days on market $112,000 Active 105 DOM
13. 2026-05-31
    days on market $112,000 Active 104 DOM
14. 2026-05-30
    days on market $112,000 Active 103 DOM
15. 2026-05-06
    price $112,000 763-char remark

    Show marketing remark (763 chars)

    Welcome to easy living in this charming 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! Making it ideal for guests or shared living. With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan.The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty. All appliances included! Some furniture included! Located in a quiet neighborhood!

16. 2026-05-06
    price $112,000 763-char remark

    Show marketing remark (763 chars)

    Welcome to easy living in this charming 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! Making it ideal for guests or shared living. With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan.The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty. All appliances included! Some furniture included! Located in a quiet neighborhood!

17. 2026-05-06
    price $112,000

    Show marketing remark (763 chars)

    Welcome to easy living in this charming 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! Making it ideal for guests or shared living. With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan.The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty. All appliances included! Some furniture included! Located in a quiet neighborhood!

18. 2026-03-25
    price $112,499 763-char remark

    Show marketing remark (763 chars)

    Welcome to Northern Arizona 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan All appliance included!The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty!Located in a quiet neighborhood in Dewey, Arizona!Homes do NOT come up for sale often here last time was 3 years ago!

19. 2026-03-25
    price $112,499 763-char remark

    Show marketing remark (763 chars)

    Welcome to Northern Arizona 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan All appliance included!The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty!Located in a quiet neighborhood in Dewey, Arizona!Homes do NOT come up for sale often here last time was 3 years ago!

20. 2026-03-25
    price $112,499

    Show marketing remark (763 chars)

    Welcome to Northern Arizona 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan All appliance included!The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty!Located in a quiet neighborhood in Dewey, Arizona!Homes do NOT come up for sale often here last time was 3 years ago!

21. 2026-02-16
    listed $114,999 Active 763-char remark

    Show marketing remark (763 chars)

    Welcome to easy living in this charming 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! Making it ideal for guests or shared living. With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan.The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty. All appliances included! Some furniture included! Located in a quiet neighborhood!

22. 2026-02-16
    listed $114,999 Active 763-char remark

    Show marketing remark (763 chars)

    Welcome to easy living in this charming 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! Making it ideal for guests or shared living. With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan.The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty. All appliances included! Some furniture included! Located in a quiet neighborhood!

23. 2026-02-16
    listed $114,999 Active

    Show marketing remark (763 chars)

    Welcome to easy living in this charming 55+ leased land community featuring low monthly fees and larger than average lots! This beautifully maintained 2 bedroom 2 bath home offers dual primary suites!! Making it ideal for guests or shared living. With 896 square feet of thoughtfully designed space you'll appreciate the fresh interior paint and a split floorplan.The kitchen features gas cooking for the home chef, while the spacious living area feels bright and inviting. Step outside to enjoy a fully fenced yard, mature shade trees and your own rain catcher system perfect for easy landscape care. The brand new LeafGuard rain gutter system comes with a transferable warranty. All appliances included! Some furniture included! Located in a quiet neighborhood!

24. 2022-08-05
    soldstatus $79,500 Closed
25. 2022-07-31
    status Pending
26. 2022-07-04
    historical Active with Contingency
27. 2022-07-01
    listed $80,000 Active
28. 2020-07-13
    soldstatus $65,000
29. 2020-06-01
    listed $73,500
30. 2018-02-04
    soldstatus $38,000

ⓘ 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: $23,125
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$3,258
• Taxable income: $7,653
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $7,144/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value. Upgrading the exterior, HVAC system, and landscaping would significantly enhance its appeal.

Repairs flagged

• Moderate Exterior siding — Weathered and faded, needs repainting or replacement.
• Moderate Roof gutters — Aged and may need cleaning or replacement to prevent water damage.
• Moderate Landscaping — Basic and overgrown, needs trimming and planting to improve curb appeal.

Value-add opportunities

• Both Painting and updating the exterior — Improves curb appeal and resale value.
• Both Upgrading the HVAC system — Enhances comfort and energy efficiency, attracting more tenants.
• Both Landscaping and adding vibrant plants — Enhances curb appeal and creates a more inviting atmosphere for potential buyers or tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and faded, needs repainting or replacement.	Moderate	$3,000–15,000
Roof gutters · Aged and may need cleaning or replacement to prevent water damage.	Moderate	$3,000–15,000
Landscaping · Basic and overgrown, needs trimming and planting to improve curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting and updating the exterior — Improves curb appeal and resale value. ↑
• Both Upgrading the HVAC system — Enhances comfort and energy efficiency, attracting more tenants. ↑
• Both Landscaping and adding vibrant plants — Enhances curb appeal and creates a more inviting atmosphere for potential buyers or tenants. ↑

ⓘ 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: 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

• Census place: Prescott Valley, AZ
• 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

+194.7% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $112,000 ARMLS
• 2026-05-06 Price Changed $112,000 MLSSAZ
• 2026-05-06 Price Changed $112,000 PAARMLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $112,499 MLSSAZ
• 2026-03-25 Price Changed $112,499 ARMLS
• 2026-03-25 Price Changed $112,499 PAARMLS as Distributed by MLS Grid
• 2026-02-16 Listed $114,999 PAARMLS as Distributed by MLS Grid
• 2026-02-16 Listed $114,999 MLSSAZ
• 2026-02-16 Listed $114,999 ARMLS
• 2022-08-05 Sold (MLS) $79,500 PAARMLS as Distributed by MLS Grid
• 2022-07-31 Pending — PAARMLS as Distributed by MLS Grid
• 2022-07-04 Contingent — PAARMLS as Distributed by MLS Grid
• 2022-07-01 Listed $80,000 PAARMLS as Distributed by MLS Grid
• 2020-07-13 Sold (MLS) $65,000 ARMLS
• 2020-06-01 Listed $73,500 ARMLS
• 2018-02-04 Sold (MLS) $38,000 PAARMLS as Distributed by MLS Grid