22655 W Henderson St · Congress, AZ 85332

$130,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 49 Days on market

Built 1981 0.46 ac lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

Key facts

• 0.46 acre lot
• 2 parking spots
• Built 1981

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space; 1 open parking space
• Utilities: City water; Septic (on-site) with connection
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood siding, steel frame and block construction; Rolled/hot mop roof
• Exterior features: Shed(s); Chain link fencing; Desert and mountain views; Asphalt road access; Dirt and gravel/stone front and back yard areas

Interior

• Kitchen: Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Full bathroom in the master bedroom
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.2% in Congress — 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 66/100 on livability (#75 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Congress Elementary District (4479) (rural): math 60% / reading 55% proficiency, ranked #91 of 501 in AZ (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Congress Elementary School (math 44% / reading 34%, grade F, #398 of 1,109 statewide, top 37%, 102 students, 74% FRL) — zoned schools average 74% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 58% district-wide (-18 pts) — the specific schools serving this property underperform the Congress Elementary District (4479) average; the district grade overstates school quality for this exact location.
• Market conditions: 110 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (3.8% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $277,632
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22585 W Henderson St	0.07mi	2/2.0	1,056 (-8%)	20mo	$250,000	$237	67
26730 Hillward -- S	0.27mi	3/2.0 (+1)	1,297 (+13%)	16mo	$312,000	$241	48
27380 S Santa FE Rd	0.70mi	3/2.0 (+1)	1,120 (-3%)	12mo	$280,000	$250	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.24×
• Total profit: $45,205
• Equity at exit: $64,197

10-year hold

• IRR: 21.4%
• Equity multiple: 4.31×
• Total profit: $120,501
• Equity at exit: $103,655

Cash invested: $36,400 (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 85332

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $380

Break-even live

Break-even rent $986

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $454	-5% $417	+0% $380	+5% $343	+10% $306
Rent	-10% $264	-5% $322	+0% $380	+5% $438	+10% $496
Rate	-1.0pp $445	-0.5pp $413	base $380	+0.5pp $346	+1.0pp $312

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $130,000 Active 49 DOM
2. 2026-06-17
   days on market $130,000 Active 48 DOM
3. 2026-06-16
   days on market $130,000 Active 47 DOM
4. 2026-06-15
   days on market $130,000 Active 46 DOM
5. 2026-06-13
   days on market $130,000 Active 44 DOM
6. 2026-06-09
   days on market $130,000 Active 40 DOM
7. 2026-06-08
   days on market $130,000 Active 39 DOM
8. 2026-06-07
   days on market $130,000 Active 38 DOM
9. 2026-06-04
   days on market $130,000 Active 35 DOM
10. 2026-06-03
    days on market $130,000 Active 34 DOM
11. 2026-06-02
    days on market $130,000 Active 33 DOM
12. 2026-06-01
    days on market $130,000 Active 32 DOM
13. 2026-05-31
    days on market $130,000 Active 31 DOM
14. 2026-04-30
    historical
15. 2026-04-29
    listed $130,000 Active
16. 2026-01-13
    price $199,000
17. 2025-09-27
    price $214,900
18. 2025-06-05
    price $225,625
19. 2025-03-13
    price $237,500
20. 2025-02-11
    listed $250,000 Active
21. 2023-10-27
    soldstatus $194,000 Closed 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

22. 2023-10-27
    soldstatus $194,000

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

23. 2023-09-13
    status Pending 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

24. 2023-09-09
    price $199,000 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

25. 2023-09-03
    status Active 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

26. 2023-08-09
    status Pending 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

27. 2023-08-06
    price $209,000 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

28. 2023-07-24
    listed $220,000 Active 778-char remark

    Show marketing remark (778 chars)

    Introducing a wonderful opportunity to embrace a comfortable and versatile lifestyle in this inviting two-bedroom, two-bath manufactured home with an enclosed Arizona room that is currently used as a 3rd Bedroom. Located on a generously sized lot, this property comes complete with RV hook-ups, catering to your adventurous spirit and love for the open road. In addition to the existing three storage buildings, a brand new carport has been thoughtfully added to provide convenient shelter for your vehicles and outdoor equipment. The fully fenced perimeter ensures privacy and security, creating a serene retreat to call your own. Don't miss out on this unique offering, combining convenience, space, and endless possibilities. Make it yours and start living your dream today!

29. 2023-06-25
    historical
30. 2023-05-16
    price $209,000
31. 2023-05-01
    price $219,000
32. 2023-04-17
    price $229,000
33. 2023-04-11
    listed $240,000 Active
34. 2022-06-27
    soldstatus $170,000 Closed
35. 2022-06-27
    soldstatus $170,000
36. 2022-05-24
    status Pending
37. 2022-05-03
    price $180,000
38. 2022-05-03
    status Active
39. 2022-04-27
    status Pending
40. 2022-04-07
    price $198,500
41. 2022-03-31
    listed $210,000 Active
42. 2020-07-03
    soldstatus $86,500
43. 2020-07-02
    soldstatus $86,500
44. 2020-05-26
    listed $94,000
45. 1995-06-09
    soldstatus $54,000
46. 1994-04-18
    soldstatus $16,000
47. 1993-07-30
    soldstatus $16,000

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $512 · $43/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: +$346/yr (+$29/mo · 67.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,598
• − Mortgage interest: −$7,282
• − Property taxes: −$512
• − Insurance: −$650
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,782
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,946/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: Congress Elementary District (4479)
• NCES district ID: 0402220
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $40,613
• Composite: 49.83/100
• National rank: #4193
• State rank: #91 of 501 in AZ

Livability — Congress

• Score: 66/100
• State rank: #75
• US rank: #11962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Congress, AZ
• Population (ZIP): 1,777

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 3.77%
• Current HPI: 513.0899
• Rent YoY: —
• Metro: —
• 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

+712.5% since first listed

34 events — show timeline

• 2026-04-30 Listing Removed — ARMLS
• 2026-04-29 Listed $130,000 ARMLS
• 2026-01-13 Price Changed $199,000 ARMLS
• 2025-09-27 Price Changed $214,900 ARMLS
• 2025-06-05 Price Changed $225,625 ARMLS
• 2025-03-13 Price Changed $237,500 ARMLS
• 2025-02-11 Listed $250,000 ARMLS
• 2023-10-27 Sold (Public Records) $194,000 Public Records
• 2023-10-27 Sold (MLS) $194,000 ARMLS
• 2023-09-13 Pending — ARMLS
• 2023-09-09 Price Changed $199,000 ARMLS
• 2023-09-03 Relisted — ARMLS
• 2023-08-09 Pending — ARMLS
• 2023-08-06 Price Changed $209,000 ARMLS
• 2023-07-24 Listed $220,000 ARMLS
• 2023-06-25 Listing Removed — ARMLS
• 2023-05-16 Price Changed $209,000 ARMLS
• 2023-05-01 Price Changed $219,000 ARMLS
• 2023-04-17 Price Changed $229,000 ARMLS
• 2023-04-11 Listed $240,000 ARMLS
• 2022-06-27 Sold (Public Records) $170,000 Public Records
• 2022-06-27 Sold (MLS) $170,000 ARMLS
• 2022-05-24 Pending — ARMLS
• 2022-05-03 Price Changed $180,000 ARMLS
• 2022-05-03 Relisted — ARMLS
• 2022-04-27 Pending — ARMLS
• 2022-04-07 Price Changed $198,500 ARMLS
• 2022-03-31 Listed $210,000 ARMLS
• 2020-07-03 Sold (MLS) $86,500 ARMLS
• 2020-07-02 Sold (Public Records) $86,500 Public Records
• 2020-05-26 Listed $94,000 ARMLS
• 1995-06-09 Sold (Public Records) $54,000 Public Records
• 1994-04-18 Sold (Public Records) $16,000 Public Records
• 1993-07-30 Sold (Public Records) $16,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $512 · +9.8% YoY. Source: county tax records.