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

$44,500

2 bd · 2.0 ba · 965 sqft · Manufactured · 75 Days on market

Built 1976 Good condition Est $75k · 41% under ↓ 9% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

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. provides additional flexible space, perfect for

Key facts

• Wood flooring
• Owned water softener
• Ro system

Tags

• WOOD FLOORING
• UPDATED KITCHEN
• RO SYSTEM
• OWNED WATER SOFTENER
• REMODELED BATHROOM
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Building area reported by owner; Lot size not available
• Financial info: Current financing: Other
• HOA & community: Land lease of $923.85 per month; No association fees listed; Community pool and community spa (heated); Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership; Views of desert, red rocks/boulders and mountains; Asphalt road surface
• Construction: Metal siding and painted exterior; Rolled/hot mop roof
• Exterior features: Shed(s); Desert front and gravel/stone front; City-maintained road access

Interior

• Kitchen: Reverse osmosis water system; Refrigerator
• Bedrooms: Possible 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Pantry; Full bath in primary bedroom; Accessible approach with ramp; Storage

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 $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.5% 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: Dr Daniel Bright Elementary School (math 11% / reading 26%, grade F, #790 of 1,109 statewide, top 72%, 625 students, 72% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $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 75 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $41,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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.
6. 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.
7. 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: 3.74% ✓
• Cap rate: 33.48%
• Cash-on-cash: 97.09%
• DSCR: 5.32
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $75,270
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 E Cottonwood Pl #50	0.28mi	2/2.0	960 (-0%)	23mo	$75,000	$78	67
325 W State Route 89a #28	0.18mi	2/2.0	1,078 (+12%)	15mo	$77,000	$71	60
325 State Route 89a #14	0.24mi	1/1.0 (-1)	872 (-10%)	13mo	$49,000	$56	53
325 State Route 89a #17	0.24mi	2/1.5	840 (-13%)	15mo	$70,000	$83	53
325 W 89a #30	0.23mi	2/2.0	1,080 (+12%)	21mo	$65,000	$60	52
656 S 4th St	0.39mi	2/1.0	1,020 (+6%)	22mo	$135,000	$132	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: 94.6%
• Equity multiple: 5.18×
• Total profit: $52,140
• Equity at exit: $6,635

10-year hold

• IRR: 96.8%
• Equity multiple: 9.77×
• Total profit: $109,320
• 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 →

ZIP-level market 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$233
• Tax est. 1.5%: −$56 /mo · $668/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $1,008

Break-even live

Break-even rent $389

Max offer price $44,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,039	-5% $1,023	+0% $1,008	+5% $993	+10% $977
Rent	-10% $877	-5% $942	+0% $1,008	+5% $1,074	+10% $1,140
Rate	-1.0pp $1,031	-0.5pp $1,019	base $1,008	+0.5pp $997	+1.0pp $985

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
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,700	$1.67	14d	1	0.66mi
920 S 6th St Cottonwood, AZ	2.0	1.0	1000	$1,660	$1.66	14d	1	0.71mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	21d	1	1.05mi
1322 Marauder Dr Cottonwood, AZ	2.0	1.5	995	$1,510	$1.52	14d	1	1.23mi
935 Salida Ln Cottonwood, AZ	2.0	2.0	1100	$1,985	$1.80	14d	1	1.32mi

Listing history 18 events

1. 2026-06-18
   days on market $44,500 Active 75 DOM
2. 2026-06-17
   days on market $44,500 Active 74 DOM
3. 2026-06-16
   days on market $44,500 Active 73 DOM
4. 2026-06-15
   days on market $44,500 Active 72 DOM
5. 2026-06-14
   days on market $44,500 Active 70 DOM
6. 2026-06-13
   days on market $44,500 Active 69 DOM
7. 2026-06-10
   days on market $44,500 Active 67 DOM
8. 2026-06-09
   days on market $44,500 Active 66 DOM
9. 2026-06-08
   days on market $44,500 Active 65 DOM
10. 2026-06-07
    days on market $44,500 Active 64 DOM
11. 2026-06-05
    days on market $44,500 Active 61 DOM
12. 2026-06-03
    pricedays on market $44,500 Active 60 DOM
13. 2026-06-02
    days on market $50,000 Active 59 DOM
14. 2026-06-01
    days on market $50,000 Active 58 DOM
15. 2026-05-31
    days on market $50,000 Active 57 DOM
16. 2026-05-30
    days on market $50,000 Active 56 DOM
17. 2026-04-27
    price $50,000
18. 2026-04-04
    listed $55,000 Active

ⓘ 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: $19,984
• − Mortgage interest: −$2,493
• − Property taxes: −$668
• − Insurance: −$222
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$1,295
• Taxable income: $12,110
• Est. tax owed @ 24.0%: −$2,906
• After-tax cash flow: $9,191/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 190,406 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: 894.0

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%

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%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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

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

-9.1% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $50,000 ARMLS
• 2026-04-04 Listed $55,000 ARMLS