2113 Del Rey Dr · Bullhead City, AZ 86442

$69,900

3 bd · 2.0 ba · 500 sqft · Land public records · 57 Days on market

Built 1960 3,485 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a cute retro 1960 manufactured home with beautiful original wood ceilings & walls in original home. 300' additional sq ft, added 2 bedrooms and 1 bath. Home has 3 bdrms, 2 baths, detached storage unit, covered carport within walking distance to Rotary Park, Dog park, Sport fields, Colorado River, several restaurants and convenience shopping. Home needs roof repair and interior damaged repaired but the manufactured home itself is in fair condition, it just needs some love. Home is priced accordingly.

Key facts

• Covered carport
• 3,485 sq ft lot
• Parking

Tags

• ORIGINAL WOOD CEILINGS
• DETACHED STORAGE UNIT
• COVERED CARPORT
• WALKING DISTANCE TO DOG PARK

Property features AI

Finance

• Other: Directions: Hwy 95 to Riverview (west towards river) to Del Rey, turn right, continue past Swan Dr to 2113 on the left
• HOA & community: Riviera Mobile Gardens subdivision

Exterior

• Parking: Attached carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (Single wide); Residential property; Entry includes ceiling fan(s), laminate counters, casual dining and kitchen
• Construction: Membrane roof; Zoned R1MH for single family mobile home
• Exterior features: Chain link fence; Paved road access; No pool

Interior

• Kitchen: Refrigerator; Water heater
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: Ceiling fan(s); Laminate counters; Window coverings
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.01% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.55%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.47×
• Total profit: $28,742
• Equity at exit: $10,422

10-year hold

• IRR: 41.2%
• Equity multiple: 4.37×
• Total profit: $65,961
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$367
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $694

Break-even live

Break-even rent $526

Max offer price $69,900

Occupancy floor 46%

Sensitivity live

Price	-10% $734	-5% $714	+0% $694	+5% $674	+10% $654
Rent	-10% $583	-5% $639	+0% $694	+5% $750	+10% $805
Rate	-1.0pp $729	-0.5pp $712	base $694	+0.5pp $676	+1.0pp $658

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	14d	1	0.35mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	2d	1	1.14mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	1.26mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	21d	1	1.26mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	21d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 57 DOM
2. 2026-06-17
   days on market $69,900 Active 56 DOM
3. 2026-06-16
   days on market $69,900 Active 55 DOM
4. 2026-06-15
   days on market $69,900 Active 54 DOM
5. 2026-06-14
   days on market $69,900 Active 52 DOM
6. 2026-06-13
   days on market $69,900 Active 51 DOM
7. 2026-06-10
   days on market $69,900 Active 49 DOM
8. 2026-06-09
   days on market $69,900 Active 48 DOM
9. 2026-06-08
   days on market $69,900 Active 47 DOM
10. 2026-06-07
    days on market $69,900 Active 46 DOM
11. 2026-06-05
    days on market $69,900 Active 43 DOM
12. 2026-06-02
    days on market $69,900 Active 41 DOM
13. 2026-06-01
    days on market $69,900 Active 40 DOM
14. 2026-05-31
    days on market $69,900 Active 39 DOM
15. 2026-05-30
    days on market $69,900 Active 38 DOM
16. 2026-04-22
    listed $69,900 Active

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$226/yr (+$19/mo · 96.0%)

ⓘ 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 3/10 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: $16,851
• − Mortgage interest: −$3,915
• − Property taxes: −$235
• − Insurance: −$350
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$2,033
• Taxable income: $7,621
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $6,500/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

1 event — show timeline

• 2026-04-22 Listed $69,900 WARDEX

Property tax history

+1.4%/yr

Latest (2025): $235 · +3.3% YoY. Source: county tax records.