325 W State Route 89a Rte W #4 · Cottonwood, AZ 86326

$44,500

2 bd · 2.0 ba · 965 sqft · Manufactured · 25 Days on market

Manufactured home 55+ age-restricted Built 1976 Good condition $46/sqft · 26% below area Est $60k · 26% under ↓ 19% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• Manufactured-home adj. -5.4

Listing remarks

Welcome to this charming home in the desirable 55+ El Rio Del Oro Community! Offering just over 900 sq ft, this well maintained residence features 2 bdrms, 2 full bathrooms with a functional inviting layout. Enjoy newer wood flooring in all main living areas, an updated bright white kitchen with plenty of storage space! RO system & owned water softener! Primary suite is spacious, offers carpet & a remodeled bathroom. Guest bdrm offers carpet & its own private bthrm. Stackable washer/dryer located in the hallway & central heating & air for complete comfort all year long! An enclosed, lockable Az room 200 sq. ft.

Key facts

• Wood flooring
• Ro system
• Dog doors

Tags

• WOOD FLOORING
• RO SYSTEM
• WATER SOFTENER
• DUAL PANE WINDOWS
• DOG DOORS
• SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $44k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.3% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 428 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $308 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,832 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.99% ✓
• Cap rate: 26.34%
• Cash-on-cash: 71.61%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $60,000
• List price: $44,500
• Delta: -25.83%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 W State Route 89a -- #1	0.34mi	2/2.0	980 (+2%)	2mo	$71,000	$72	80
325 State Route 89a -- #64	0.14mi	2/2.0	840 (-13%)	2mo	$25,000	$30	70
325 W State Route 89a #28	0.21mi	2/2.0	1,078 (+12%)	20mo	$77,000	$71	54
764 Blossom Ct	0.59mi	2/2.0	851 (-12%)	3mo	$235,000	$276	50
325 State Route 89a #14	0.23mi	1/1.0 (-1)	872 (-10%)	17mo	$49,000	$56	50
325 State Route 89a #17	0.23mi	2/1.5	840 (-13%)	19mo	$70,000	$83	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 67.8%
• Equity multiple: 3.91×
• Total profit: $36,265
• Equity at exit: $6,635

10-year hold

• IRR: 71.1%
• Equity multiple: 7.23×
• Total profit: $77,570
• Equity at exit: $3,848

Cash invested: $12,460 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $99,000 ($111/sqft)
• Median days on market: 35 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -44.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 428
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$233
• Tax est. 1.5%: −$56 /mo · $668/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $744

Break-even live

Break-even rent $389

Max offer price $44,500

Occupancy floor 39%

Sensitivity live

Price	-10% $774	-5% $759	+0% $744	+5% $728	+10% $713
Rent	-10% $638	-5% $691	+0% $744	+5% $796	+10% $849
Rate	-1.0pp $766	-0.5pp $755	base $744	+0.5pp $732	+1.0pp $720

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: $11,125
• Closing costs: $1,335
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 W State Route 89A Cottonwood, AZ	1.0–2.0	1.0–2.0	955	$1,960	$2.05	0d	8	0.23mi
115 E Paula Cir Cottonwood, AZ	2.0	1.0	768	$1,295	$1.69	25d	1	0.60mi
235 E Paula Cir Apt A Cottonwood, AZ	2.0	1.0	912	$1,295	$1.42	38d	1	0.66mi
920 S 6th St Cottonwood, AZ	2.0	1.0	1000	$1,660	$1.66	154d	1	0.85mi
157 S 8th Pl Cottonwood, AZ	2.0	2.0	1070	$1,700	$1.59	0d	1	0.97mi
141 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,595	$1.57	0d	1	0.98mi
133 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,650	$1.62	47d	1	0.99mi
985 E Mingus Ave Cottonwood, AZ	1.0–2.0	1.0–2.0	847	$2,800	$3.30	18d	3	1.02mi
985 E Mingus Ave Cottonwood, AZ	2.0	2.0	1015	$2,325	$2.29	0d	2	1.02mi
950 E Mingus Ave Cottonwood, AZ	2.0	2.0	982	$1,552	$1.58	0d	2	1.12mi
28 S 11th St Unit A Cottonwood, AZ	2.0	1.0	1000	$1,735	$1.74	9d	1	1.18mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	162d	1	1.21mi
801 N 6th St Lot 9 Cottonwood, AZ	2.0	1.0	700	$1,425	$2.04	0d	1	1.26mi
719 N 7th St Cottonwood, AZ	2.0	1.0	720	$1,500	$2.08	51d	1	1.27mi
1322 Marauder Dr Cottonwood, AZ	2.0	1.5	995	$1,360	$1.37	0d	1	1.46mi

Property features AI

Finance

• HOA & community: No association feesCommunity poolBiking and walking pathMonthly land lease

Exterior

• Parking: Attached carport1 covered parking space1 open parking space
• Utilities: Public sewer
• Home design: Manufactured/mobile home
• Construction: Metal sidingPainted exteriorRolled/hot mop roof
• Exterior features: StorageShedPartial fencingMountain views

Interior

• Kitchen: Gas rangeGas ovenRefrigeratorReverse osmosis
• Bedrooms: 2 bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpCentral air
• Interior features: PantryFull-bath master bedroomSingle- and dual-pane windowsAccessible approach with rampWater softener
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-11-08
   days on market $44,500 Active 25 DOM
2. 2026-11-07
   days on market $44,500 Active 24 DOM
3. 2026-11-06
   days on market $44,500 Active 23 DOM
4. 2026-11-05
   days on market $44,500 Active 22 DOM
5. 2026-11-04
   days on market $44,500 Active 21 DOM
6. 2026-11-02
   days on market $44,500 Active 19 DOM
7. 2026-11-01
   days on market $44,500 Active 18 DOM
8. 2026-10-31
   days on market $44,500 Active 17 DOM
9. 2026-10-30
   days on market $44,500 Active 16 DOM
10. 2026-10-29
    days on market $44,500 Active 15 DOM
11. 2026-10-28
    days on market $44,500 Active 14 DOM
12. 2026-10-27
    days on market $44,500 Active 13 DOM
13. 2026-10-26
    days on market $44,500 Active 12 DOM
14. 2026-10-25
    days on market $44,500 Active 11 DOM
15. 2026-10-24
    days on market $44,500 Active 10 DOM
16. 2026-10-23
    days on market $44,500 Active 9 DOM
17. 2026-10-22
    days on market $44,500 Active 8 DOM
18. 2026-10-21
    days on market $44,500 Active 7 DOM
19. 2026-10-20
    days on market $44,500 Active 6 DOM
20. 2026-10-19
    days on market $44,500 Active 5 DOM
21. 2026-10-18
    days on market $44,500 Active 4 DOM
22. 2026-10-17
    days on market $44,500 Active 3 DOM
23. 2026-10-16
    days on market $44,500 Active 2 DOM
24. 2026-10-15
    days on marketlisting id $44,500 Active 1 DOM
25. 2026-08-31
    days on market $44,500 Active 149 DOM
26. 2026-08-30
    days on market $44,500 Active 148 DOM
27. 2026-08-29
    days on market $44,500 Active 147 DOM
28. 2026-08-28
    days on market $44,500 Active 146 DOM
29. 2026-08-27
    days on market $44,500 Active 145 DOM
30. 2026-08-26
    days on market $44,500 Active 144 DOM
31. 2026-08-25
    days on market $44,500 Active 143 DOM
32. 2026-08-24
    days on market $44,500 Active 142 DOM
33. 2026-08-23
    days on market $44,500 Active 141 DOM
34. 2026-08-22
    days on market $44,500 Active 140 DOM
35. 2026-08-21
    days on market $44,500 Active 139 DOM
36. 2026-08-20
    days on market $44,500 Active 138 DOM
37. 2026-08-19
    days on market $44,500 Active 137 DOM
38. 2026-08-18
    days on market $44,500 Active 136 DOM
39. 2026-08-17
    days on market $44,500 Active 135 DOM
40. 2026-08-16
    days on market $44,500 Active 134 DOM
41. 2026-08-15
    days on market $44,500 Active 133 DOM
42. 2026-08-14
    days on market $44,500 Active 132 DOM
43. 2026-08-13
    days on market $44,500 Active 131 DOM
44. 2026-08-12
    days on market $44,500 Active 130 DOM
45. 2026-08-11
    days on market $44,500 Active 129 DOM
46. 2026-08-10
    days on market $44,500 Active 128 DOM
47. 2026-08-09
    days on market $44,500 Active 127 DOM
48. 2026-08-08
    days on market $44,500 Active 126 DOM
49. 2026-08-07
    days on market $44,500 Active 125 DOM
50. 2026-08-06
    days on market $44,500 Active 124 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 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: $15,965
• − Mortgage interest: −$2,493
• − Property taxes: −$668
• − Insurance: −$222
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,295
• Taxable income: $8,734
• Est. tax owed @ 24.0%: −$2,096
• After-tax cash flow: $6,826/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,825–$14,475 screening

This well-maintained mobile home in the El Rio Del Oro Community offers a good condition with newer updates and a functional layout. It is ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install new window treatments — Enhances energy efficiency and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Cottonwood Community School F AZ #993/1,109 Nat'l #38,608/41,679 High Mingus Union High School F AZ #154/381 Nat'l #12,478/17,239

Schools (NCES district)

• District: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

B Composite livability gradescore 79/100

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 241,389 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• Metro: Prescott Valley-Prescott, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

Property features AI

Finance

• HOA & community: No association feesCommunity poolBiking and walking pathMonthly land lease

Exterior

• Parking: Attached carport1 covered parking space1 open parking space
• Utilities: Public sewer
• Home design: Manufactured/mobile home
• Construction: Metal sidingPainted exteriorRolled/hot mop roof
• Exterior features: StorageShedPartial fencingMountain views

Interior

• Kitchen: Gas rangeGas ovenRefrigeratorReverse osmosis
• Bedrooms: 2 bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpCentral air
• Interior features: PantryFull-bath master bedroomSingle- and dual-pane windowsAccessible approach with rampWater softener
• Laundry & utility: WasherDryer

Price history

-19.1% since first listed

5 events — show timeline

• 2026-10-14 Listed $44,500 ARMLS
• 2026-09-01 Listing Removed — ARMLS
• 2026-06-03 Price Changed $44,500 ARMLS
• 2026-04-27 Price Changed $50,000 ARMLS
• 2026-04-04 Listed $55,000 ARMLS