2960 Silver Creek Rd #12 · Bullhead City, AZ 86442

$79,500

3 bd · 2.0 ba · 924 sqft · Manufactured · 260 Days on market

Built 1985 Est $62k · 28% over ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller is willing to look at all offers! Bright & Charming 3-Bedroom, 2-Bath Manufactured Home with Mountain Views. Welcome to this beautifully maintained 3-bedroom, 2-bath home located in a desirable 55+ community. Step inside and enjoy the inviting open-concept living room and updated kitchen, designed with excellent natural lighting and modern vinyl flooring. The kitchen's updated layout makes it easy to entertain or enjoy cozy meals at home. Relax on the enclosed front patio while taking in the peaceful mountain views or unwind in the privacy of your own space. Outside, the home offers a covered carport, elongated driveway, and attached shed for added storage and convenience. This

Key facts

• Enclosed front patio
• Covered carport
• Updated kitchen

Tags

• MOUNTAIN VIEWS
• OPEN-CONCEPT LIVING ROOM
• UPDATED KITCHEN
• ENCLOSED FRONT PATIO
• COVERED CARPORT
• ATTACHED SHED

Property features AI

Finance

• Other: Zoned RP District Residential Park
• Financial info: Land is leased
• HOA & community: Senior community; Community clubhouse

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home (single wide); 14 ft by 66 ft; Faces west; Entry with ceiling fan and open casual dining/kitchen area
• Construction: Metal and rolled/hot mop roof
• Exterior features: Covered patio; Patio; Shed(s); Community pool and spa; Gated community; Curbs; Has view; No fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Laminate counters
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Open floor plan; Vaulted ceilings; Window coverings; Accessible full bath; Unfurnished
• Laundry & utility: Washer and dryer included; Inside laundry; Common area laundry available; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.97%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $61,908
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Silver Creek Rd #98	0.07mi	2/2.0 (-1)	900 (-3%)	15mo	$60,000	$67	75
2960 Silver Creek Rd #23	0.40mi	2/2.0 (-1)	840 (-9%)	3mo	$50,000	$60	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.88×
• Total profit: $19,557
• Equity at exit: $11,854

10-year hold

• IRR: 28.3%
• Equity multiple: 3.16×
• Total profit: $48,116
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $574

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 55%

Sensitivity live

Price	-10% $629	-5% $602	+0% $574	+5% $547	+10% $520
Rent	-10% $462	-5% $518	+0% $574	+5% $631	+10% $687
Rate	-1.0pp $614	-0.5pp $595	base $574	+0.5pp $554	+1.0pp $533

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Colibri Ct Bullhead City, AZ	2.0	1.0	720	$950	$1.32	14d	1	0.41mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	14d	10	0.68mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,574	$1.41	14d	13	1.37mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	14d	6	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $79,500 Active 260 DOM
2. 2026-06-17
   days on market $79,500 Active 259 DOM
3. 2026-06-16
   days on market $79,500 Active 258 DOM
4. 2026-06-15
   days on market $79,500 Active 257 DOM
5. 2026-06-14
   days on market $79,500 Active 255 DOM
6. 2026-06-13
   days on market $79,500 Active 254 DOM
7. 2026-06-10
   days on market $79,500 Active 252 DOM
8. 2026-06-09
   days on market $79,500 Active 251 DOM
9. 2026-06-08
   days on market $79,500 Active 250 DOM
10. 2026-06-07
    days on market $79,500 Active 249 DOM
11. 2026-06-05
    days on market $79,500 Active 246 DOM
12. 2026-06-02
    days on market $79,500 Active 244 DOM
13. 2026-06-01
    days on market $79,500 Active 243 DOM
14. 2026-05-31
    days on market $79,500 Active 242 DOM
15. 2026-05-30
    days on market $79,500 Active 241 DOM
16. 2026-05-18
    price $79,500
17. 2026-03-18
    price $84,900
18. 2026-01-06
    price $95,000
19. 2025-10-01
    listed $100,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 11 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: $17,071
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,313
• Taxable income: $5,984
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $5,457/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

-20.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $79,500 WARDEX
• 2026-03-18 Price Changed $84,900 WARDEX
• 2026-01-06 Price Changed $95,000 WARDEX
• 2025-10-01 Listed $100,000 WARDEX