2348 E Parkside Dr · Mesquite Creek, AZ 86440

$199,900

2 bd · 2.0 ba · 1,348 sqft · SingleFamily · 135 Days on market

Built 1996 7,009 sqft lot Est $231k · 13% 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 +24.2/30.0
• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• INDOOR LAUNDRY
• GATED COMMUNITY
• SPA
• CLUBHOUSE
• FITNESS CENTER
• OUTSTANDING AMENITIES

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Electricity available; Natural gas available; Underground utilities; Public sewer
• Home design: Residential single-family home
• Construction: Stucco exterior; Tile roof
• Exterior features: Private maintained road; Patio; Back yard fencing; Privacy fencing; Has a view; Fiberglass pool

Interior

• Kitchen: Gas water heater
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Tile countertops; Vaulted ceilings; Ceiling fans; Open floor plan; Pantry; Walk-in closets; Skylight(s)
• Laundry & utility: Inside laundry; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#157 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime D-.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 217 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $200k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $230,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2315 Parkside Dr	0.06mi	2/2.0	1,300 (-4%)	9mo	$185,000	$142	84
6538 S Oleander Pl	0.09mi	2/2.0	1,300 (-4%)	11mo	$242,000	$186	80
6522 Verbena Dr Dr	0.14mi	2/2.0	1,416 (+5%)	6mo	$170,000	$120	80
6519 S Brittlebush Ct	0.14mi	2/2.0	1,248 (-7%)	7mo	$245,000	$196	75
6542 S Lantana Dr	0.07mi	3/2.0 (+1)	1,367 (+1%)	19mo	$229,000	$168	74
2419 E Parkside Dr	0.16mi	3/2.0 (+1)	1,367 (+1%)	17mo	$225,000	$165	71
2309 E Willowleaf Dr	0.12mi	3/2.0 (+1)	1,290 (-4%)	14mo	$220,000	$171	70
6403 S Coral Cactus Ct	0.44mi	3/2.0 (+1)	1,367 (+1%)	9mo	$230,000	$168	64
2287 E Parkside Dr	0.12mi	3/2.0 (+1)	1,432 (+6%)	20mo	$284,900	$199	62
2334 Wildrose Ct	0.32mi	3/2.0 (+1)	1,367 (+1%)	19mo	$250,000	$183	62
2282 E Willowleaf Dr	0.15mi	3/2.0 (+1)	1,499 (+11%)	14mo	$239,900	$160	57
2621 E Halycone Dr	0.56mi	3/2.0 (+1)	1,547 (+15%)	19mo	$296,000	$191	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.40×
• Total profit: $134,377
• Equity at exit: $180,086

10-year hold

• IRR: 26.4%
• Equity multiple: 7.71×
• Total profit: $375,755
• Equity at exit: $388,362

Cash invested: $55,972 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $400

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 77%

Sensitivity live

Price	-10% $538	-5% $469	+0% $400	+5% $331	+10% $262
Rent	-10% $222	-5% $311	+0% $400	+5% $489	+10% $578
Rate	-1.0pp $501	-0.5pp $451	base $400	+0.5pp $348	+1.0pp $295

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7086 S Harquahala Dr Mohave Valley, AZ	3.0	2.0	1333	$1,700	$1.28	14d	1	1.15mi
7098 S Kaiser Dr Mohave Valley, AZ	3.0	2.0	1622	$3,000	$1.85	14d	1	1.16mi
2061 E Lago Grande Bay Fort Mohave, AZ	3.0	2.0	1779	$2,400	$1.35	14d	1	1.18mi
49 Spanish Bay Dr N Mohave Valley, AZ	3.0	2.0	1640	$2,000	$1.22	14d	1	1.42mi

Listing history 16 events

1. 2026-05-16
   status Pending 998-char remark

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

2. 2026-05-11
   price $185,000 998-char remark

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

3. 2026-05-06
   status Pending
4. 2026-04-01
   status Active 998-char remark

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

5. 2026-04-01
   price $190,000 998-char remark

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

6. 2026-03-08
   historical Active Under Contract 998-char remark

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

7. 2026-03-08
   historical Active Under Contract

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

8. 2026-03-07
   price $199,900
9. 2026-03-04
   price $199,900 998-char remark

   Show marketing remark (998 chars)

   Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

10. 2026-02-14
    price $214,900
11. 2026-02-06
    price $214,900 998-char remark

    Show marketing remark (998 chars)

    Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

12. 2025-12-22
    listed $225,000 Active
13. 2025-11-27
    listed $225,000 Active 998-char remark

    Show marketing remark (998 chars)

    Welcome to this warm and inviting 2-bedroom, 2-bath home with a versatile den, offering 1,348 sq ft of comfortable, open-concept living. The bright interior flows effortlessly, creating an ideal setting for both everyday living and entertaining. You ll also appreciate the convenience of indoor laundry, a 2-car garage, and a generous 7,010 sq ft lot, providing plenty of space to relax, garden, or personalize to your liking. Situated in the gated community of The Park at Mesquite Creek of Mohave Valley, this home offers a true resort-style lifestyle. Residents enjoy access to a sparkling pool, spa, clubhouse, and fitness center, all beautifully maintained and included in the monthly land lease since the property sits on tribal leased land. Clean, comfortable, and nearly move-in ready, this home is a wonderful opportunity for those seeking a peaceful neighborhood with outstanding amenities. Come discover the charm and convenience this property has to offer! * * Tribal Leased Land * *

14. 2019-12-06
    listed $150,000
15. 2015-08-28
    soldstatus $62,732
16. 2015-04-23
    listed $73,710

ⓘ 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 7 d/yr ≥116°F today · 16 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: $27,059
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$5,815
• Taxable income: $1,719
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $4,387/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Mesquite Creek

• Score: 61/100
• State rank: #157
• US rank: #17965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mesquite Creek, AZ
• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

+151.0% since first listed

16 events — show timeline

• 2026-05-16 Pending — WARDEX
• 2026-05-11 Price Changed $185,000 WARDEX
• 2026-05-06 Pending — LHAR
• 2026-04-01 Relisted — WARDEX
• 2026-04-01 Price Changed $190,000 WARDEX
• 2026-03-08 Contingent — WARDEX
• 2026-03-08 Contingent — LHAR
• 2026-03-07 Price Changed $199,900 LHAR
• 2026-03-04 Price Changed $199,900 WARDEX
• 2026-02-14 Price Changed $214,900 LHAR
• 2026-02-06 Price Changed $214,900 WARDEX
• 2025-12-22 Listed $225,000 LHAR
• 2025-11-27 Listed $225,000 WARDEX
• 2019-12-06 Listed $150,000 WARDEX
• 2015-08-28 Sold (MLS) $62,732 WARDEX
• 2015-04-23 Listed $73,710 WARDEX