225 N Moonlight Dr · Bluewater, AZ 85344

$160,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 154 Days on market

Built 1977 Good condition 3,750 sqft lot $111/sqft · 8% above area Est $148k · 8% over

---

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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +3.9/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained 3-bedroom, 2-bath home located in the highly desirable Bluewater Lagoon community in Parker, Arizona. Offering 1,440 square feet of comfortable living space, this home features a bright, open floor plan, a covered front patio, carport parking, and a newer A/C system. The home has been lovingly cared for and comes fully furnished with furniture and décor, making it completely turnkey and move-in ready—ideal as a full-time residence, winter retreat, or weekend getaway near the river. Situated on leased land with no property taxes and no HOA, this home is located within a 24-hour guard-gated community offering resort-style amenities, including river access with a private boat launch ramp, a sparkling community pool, and a secure, well-maintained environment. Whether you're seeking a primary residence or a vacation escape, this property delivers comfort, space, and access to some of the best community features available in the area.

Key facts

• Newer a/c system
• Carport parking
• Covered front patio

Tags

• BLUEWATER LAGOON COMMUNITY
• COVERED FRONT PATIO
• CARPORT PARKING
• NEWER A/C SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#81 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D+, schools F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.26% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $148,052
• List price: $160,000
• Delta: 8.07%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 N Moonlight Dr	0.21mi	3/2.0	1,440 (0%)	1mo	$190,000	$132	89
409 N Misty Ln	0.23mi	3/2.0	1,500 (+4%)	5mo	$122,000	$81	78
232 E Riverfront Dr	0.09mi	4/2.0 (+1)	1,340 (-7%)	2mo	$350,000	$261	78
249 Bluewater Dr	0.08mi	3/2.0	1,568 (+9%)	10mo	$157,308	$100	73
405 N Stardust Ln	0.24mi	3/2.0	1,372 (-5%)	10mo	$130,000	$95	73
245 E Riverfront Dr	0.05mi	2/2.0 (-1)	1,344 (-7%)	13mo	$275,000	$205	71
338 N Moonlight Dr	0.23mi	2/2.0 (-1)	1,296 (-10%)	6mo	$132,000	$102	62
473 Bluewater Dr	0.53mi	2/2.0 (-1)	1,440 (0%)	13mo	$143,500	$100	59
516 Bluewater Dr	0.70mi	3/2.0	1,440 (0%)	12mo	$265,000	$184	57
484 E Riverfront Dr	0.59mi	3/2.0	1,392 (-3%)	15mo	$415,000	$298	55
435 Bluewater Dr	0.28mi	3/2.0	1,592 (+11%)	18mo	$145,000	$91	54
452 E Riverfront Dr	0.47mi	3/2.0	1,248 (-13%)	8mo	$289,000	$232	50

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $4,999
• Equity at exit: $23,857

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $44,260
• Equity at exit: $13,834

Cash invested: $44,800 (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 85344

• Active inventory: 147
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $485

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $596	-5% $540	+0% $485	+5% $430	+10% $375
Rent	-10% $326	-5% $406	+0% $485	+5% $565	+10% $644
Rate	-1.0pp $566	-0.5pp $526	base $485	+0.5pp $444	+1.0pp $401

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $160,000 Active 154 DOM
2. 2026-06-18
   days on market $160,000 Active 151 DOM
3. 2026-06-17
   days on market $160,000 Active 150 DOM
4. 2026-06-16
   days on market $160,000 Active 149 DOM
5. 2026-06-15
   days on market $160,000 Active 148 DOM
6. 2026-06-14
   days on market $160,000 Active 146 DOM
7. 2026-06-13
   days on market $160,000 Active 145 DOM
8. 2026-06-10
   days on market $160,000 Active 143 DOM
9. 2026-06-09
   days on market $160,000 Active 142 DOM
10. 2026-06-08
    days on market $160,000 Active 141 DOM
11. 2026-06-07
    days on market $160,000 Active 140 DOM
12. 2026-06-05
    pricedays on market $160,000 Active 137 DOM
13. 2026-06-03
    days on market $165,000 Active 136 DOM
14. 2026-06-02
    days on market $165,000 Active 135 DOM
15. 2026-06-01
    days on market $165,000 Active 134 DOM
16. 2026-05-31
    days on market $165,000 Active 133 DOM
17. 2026-05-30
    days on market $165,000 Active 132 DOM
18. 2026-01-18
    listed $165,000 Active 984-char remark

    Show marketing remark (984 chars)

    Charming and well-maintained 3-bedroom, 2-bath home located in the highly desirable Bluewater Lagoon community in Parker, Arizona. Offering 1,440 square feet of comfortable living space, this home features a bright, open floor plan, a covered front patio, carport parking, and a newer A/C system. The home has been lovingly cared for and comes fully furnished with furniture and décor, making it completely turnkey and move-in ready—ideal as a full-time residence, winter retreat, or weekend getaway near the river. Situated on leased land with no property taxes and no HOA, this home is located within a 24-hour guard-gated community offering resort-style amenities, including river access with a private boat launch ramp, a sparkling community pool, and a secure, well-maintained environment. Whether you're seeking a primary residence or a vacation escape, this property delivers comfort, space, and access to some of the best community features available in the area.

ⓘ 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: $24,164
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$4,655
• Taxable income: $3,481
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,986/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 · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath home in Bluewater Lagoon is move-in ready and offers a bright, open floor plan with a newer A/C system. It's located in a desirable community with resort-style amenities and no property taxes or HOA fees.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Clean and maintain landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Inspect and replace any worn-out windows — New windows can improve energy efficiency and property value.
• Both Replace any worn-out HVAC components — A new HVAC system can improve comfort and energy efficiency, attracting more potential buyers/tenants.
• Both Inspect and replace any worn-out appliances — Upgrading appliances can improve the home's functionality and attract more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Clean and maintain landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Inspect and replace any worn-out windows — New windows can improve energy efficiency and property value. ↑
• Both Replace any worn-out HVAC components — A new HVAC system can improve comfort and energy efficiency, attracting more potential buyers/tenants. ↑
• Both Inspect and replace any worn-out appliances — Upgrading appliances can improve the home's functionality and attract more potential buyers/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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Bluewater

• Score: 65/100
• State rank: #81
• US rank: #12872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluewater, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• 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

1 event — show timeline

• 2026-01-18 Listed $165,000 LHAR