1470 Sunrise Dr · Lake Havasu City, AZ 86404

$120,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 76 Days on market

Built 1988 Fair condition 3,485 sqft lot $153/sqft · 30% below area Est $172k · 30% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Leased Land Home in 55+ Community Property Overview This inviting home is located on leased land within a welcoming 55+ community. The residence is clean, fully furnished, and ready for immediate move-in, offering a comfortable and cozy living space. Its charming layout ensures a delightful atmosphere for residents seeking a peaceful retreat. Exterior Features Enjoy relaxing on the covered patio, which offers a pleasant view of the nearby lake--an ideal spot to unwind. On the opposite side of the home, a covered carport provides ample space, with the capability to accommodate a boat, adding to the convenience and versatility of this property. Additional Amenities A separate storage building, measuring 10x8 feet, is included, offering extra space for belongings and seasonal items. The community clubhouse enhances the living experience with a variety of amenities, including a swimming pool, complimentary Wi-Fi, and two pool tables. Community Activities Residents can also look forward to weekly functions and social events organized within the community, fostering a vibrant and engaging environment for all.

Key facts

• Covered carport
• Community clubhouse
• Accommodate a boat

Tags

• COVERED PATIO
• VIEW OF LAKE
• COVERED CARPORT
• ACCOMMODATE A BOAT
• SEPARATE STORAGE BUILDING
• COMMUNITY CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.0% in Lake Havasu 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 414 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $172,402
• List price: $120,000
• Delta: -30.40%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1460 Wagner Dr	0.10mi	2/1.0	896 (+14%)	17mo	$165,000	$184	57

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,749
• Equity at exit: $17,892

10-year hold

• IRR: 8.5%
• Equity multiple: 1.58×
• Total profit: $19,563
• Equity at exit: $10,375

Cash invested: $33,600 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 414
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $388

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1370 N Lake Havasu Ave Unit 102 Lake Havasu City, AZ	2.0	1.0	900	$1,650	$1.83	13d	1	0.74mi
2086 Sandwood Dr Lake Havasu City, AZ	2.0	2.0	1123	$1,700	$1.51	44d	1	1.24mi
2095 Runabout Dr Lake Havasu City, AZ	2.0	1.0	720	$1,450	$2.01	13d	1	1.25mi
2212 N Kiowa Blvd #226 Lake Havasu City, AZ	1.0	1.0	774	$1,300	$1.68	43d	1	1.32mi
2345 Palo Verde Blvd N Lake Havasu City, AZ	3.0	2.0	1040	$2,500	$2.40	43d	1	1.33mi
2200 Sandwood Dr Unit A101 Lake Havasu City, AZ	2.0	2.0	819	$1,500	$1.83	43d	1	1.33mi
2021 Commander Dr Unit 9 Lake Havasu City, AZ	1.0	1.0	650	$900	$1.38	43d	1	1.34mi
2021 Commander Dr Unit 3 Lake Havasu City, AZ	1.0	1.0	650	$950	$1.46	21d	1	1.34mi
2212 Kiowa Blvd N #115 Lake Havasu City, AZ	1.0	1.0	774	$1,500	$1.94	21d	1	1.39mi
2320 Sandwood Dr Unit 3 Lake Havasu City, AZ	2.0	1.0	800	$1,100	$1.38	43d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $120,000 Active 76 DOM
2. 2026-06-17
   days on market $120,000 Active 75 DOM
3. 2026-06-16
   pricedays on market $120,000 Active 74 DOM
4. 2026-06-15
   days on market $135,000 Active 73 DOM
5. 2026-06-14
   days on market $135,000 Active 71 DOM
6. 2026-06-13
   days on market $135,000 Active 70 DOM
7. 2026-06-10
   days on market $135,000 Active 68 DOM
8. 2026-06-09
   days on market $135,000 Active 67 DOM
9. 2026-06-08
   days on market $135,000 Active 66 DOM
10. 2026-06-07
    days on market $135,000 Active 65 DOM
11. 2026-06-03
    days on market $135,000 Active 61 DOM
12. 2026-06-02
    days on market $135,000 Active 60 DOM
13. 2026-06-01
    days on market $135,000 Active 59 DOM
14. 2026-05-31
    days on market $135,000 Active 58 DOM
15. 2026-05-30
    days on market $135,000 Active 57 DOM
16. 2026-05-01
    price $135,000 1134-char remark

    Show marketing remark (1134 chars)

    Charming Leased Land Home in 55+ Community Property Overview This inviting home is located on leased land within a welcoming 55+ community. The residence is clean, fully furnished, and ready for immediate move-in, offering a comfortable and cozy living space. Its charming layout ensures a delightful atmosphere for residents seeking a peaceful retreat. Exterior Features Enjoy relaxing on the covered patio, which offers a pleasant view of the nearby lake--an ideal spot to unwind. On the opposite side of the home, a covered carport provides ample space, with the capability to accommodate a boat, adding to the convenience and versatility of this property. Additional Amenities A separate storage building, measuring 10x8 feet, is included, offering extra space for belongings and seasonal items. The community clubhouse enhances the living experience with a variety of amenities, including a swimming pool, complimentary Wi-Fi, and two pool tables. Community Activities Residents can also look forward to weekly functions and social events organized within the community, fostering a vibrant and engaging environment for all.

17. 2026-04-03
    listed $145,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Charming Leased Land Home in 55+ Community Property Overview This inviting home is located on leased land within a welcoming 55+ community. The residence is clean, fully furnished, and ready for immediate move-in, offering a comfortable and cozy living space. Its charming layout ensures a delightful atmosphere for residents seeking a peaceful retreat. Exterior Features Enjoy relaxing on the covered patio, which offers a pleasant view of the nearby lake--an ideal spot to unwind. On the opposite side of the home, a covered carport provides ample space, with the capability to accommodate a boat, adding to the convenience and versatility of this property. Additional Amenities A separate storage building, measuring 10x8 feet, is included, offering extra space for belongings and seasonal items. The community clubhouse enhances the living experience with a variety of amenities, including a swimming pool, complimentary Wi-Fi, and two pool tables. Community Activities Residents can also look forward to weekly functions and social events organized within the community, fostering a vibrant and engaging environment for all.

18. 2022-11-29
    soldstatus $130,000 Closed 529-char remark

    Show marketing remark (529 chars)

    Monthly lease is $515.00 per month. 55+ park. Buyer must qualify with park. Quiet park, and friendly. This two bedroom, 1 bath is perfect for for vacationers or that starter home. It's cute and cozy. Covered patio on one side that sports a view of the lake and covered carport on the other that accommodates a boat undercover. COMES FURNISHED AND READY TO MOVE INTO. Storage building also. (10x8). Clubhouse has POOL, FREE WIFI, 2 POOL TABLES, LOTS OF VIDEOS TO BORROW, AND BEST OF ALL THERE'S WEEKLY FUNCTIONS FOR THE RESIDENTS.

19. 2022-11-29
    soldstatus $130,000 Closed

    Show marketing remark (529 chars)

    Monthly lease is $515.00 per month. 55+ park. Buyer must qualify with park. Quiet park, and friendly. This two bedroom, 1 bath is perfect for for vacationers or that starter home. It's cute and cozy. Covered patio on one side that sports a view of the lake and covered carport on the other that accommodates a boat undercover. COMES FURNISHED AND READY TO MOVE INTO. Storage building also. (10x8). Clubhouse has POOL, FREE WIFI, 2 POOL TABLES, LOTS OF VIDEOS TO BORROW, AND BEST OF ALL THERE'S WEEKLY FUNCTIONS FOR THE RESIDENTS.

20. 2022-11-09
    status Pending

    Show marketing remark (529 chars)

    Monthly lease is $515.00 per month. 55+ park. Buyer must qualify with park. Quiet park, and friendly. This two bedroom, 1 bath is perfect for for vacationers or that starter home. It's cute and cozy. Covered patio on one side that sports a view of the lake and covered carport on the other that accommodates a boat undercover. COMES FURNISHED AND READY TO MOVE INTO. Storage building also. (10x8). Clubhouse has POOL, FREE WIFI, 2 POOL TABLES, LOTS OF VIDEOS TO BORROW, AND BEST OF ALL THERE'S WEEKLY FUNCTIONS FOR THE RESIDENTS.

21. 2022-11-09
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Monthly lease is $515.00 per month. 55+ park. Buyer must qualify with park. Quiet park, and friendly. This two bedroom, 1 bath is perfect for for vacationers or that starter home. It's cute and cozy. Covered patio on one side that sports a view of the lake and covered carport on the other that accommodates a boat undercover. COMES FURNISHED AND READY TO MOVE INTO. Storage building also. (10x8). Clubhouse has POOL, FREE WIFI, 2 POOL TABLES, LOTS OF VIDEOS TO BORROW, AND BEST OF ALL THERE'S WEEKLY FUNCTIONS FOR THE RESIDENTS.

22. 2022-10-11
    listed $134,900 Active 529-char remark

    Show marketing remark (529 chars)

    Monthly lease is $515.00 per month. 55+ park. Buyer must qualify with park. Quiet park, and friendly. This two bedroom, 1 bath is perfect for for vacationers or that starter home. It's cute and cozy. Covered patio on one side that sports a view of the lake and covered carport on the other that accommodates a boat undercover. COMES FURNISHED AND READY TO MOVE INTO. Storage building also. (10x8). Clubhouse has POOL, FREE WIFI, 2 POOL TABLES, LOTS OF VIDEOS TO BORROW, AND BEST OF ALL THERE'S WEEKLY FUNCTIONS FOR THE RESIDENTS.

23. 2022-10-11
    listed $134,900 Active

    Show marketing remark (529 chars)

    Monthly lease is $515.00 per month. 55+ park. Buyer must qualify with park. Quiet park, and friendly. This two bedroom, 1 bath is perfect for for vacationers or that starter home. It's cute and cozy. Covered patio on one side that sports a view of the lake and covered carport on the other that accommodates a boat undercover. COMES FURNISHED AND READY TO MOVE INTO. Storage building also. (10x8). Clubhouse has POOL, FREE WIFI, 2 POOL TABLES, LOTS OF VIDEOS TO BORROW, AND BEST OF ALL THERE'S WEEKLY FUNCTIONS FOR THE RESIDENTS.

24. 2022-02-10
    listed $135,000 Active
25. 2022-02-10
    listed $135,000 Active

ⓘ 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 5 d/yr ≥116°F today · 12 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: $18,492
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,491
• Taxable income: $2,920
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,956/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. The home is currently move-in ready but could benefit from a fresh coat of paint and updated fixtures.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen appliances — outdated and worn
• Minor bathroom fixtures — basic and worn

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace curtains — enhances appearance and value
• Both update kitchen cabinets and appliances — modernizes and increases value
• Both update bathroom fixtures — modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen appliances · outdated and worn	Minor	$500–3,000
bathroom fixtures · basic and worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace curtains — enhances appearance and value ↑
• Both update kitchen cabinets and appliances — modernizes and increases value ↑
• Both update bathroom fixtures — modernizes and increases value ↑

ⓘ 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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

+0.0% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $135,000 LHAR
• 2026-04-03 Listed $145,000 LHAR
• 2022-11-29 Sold (MLS) $130,000 WARDEX
• 2022-11-29 Sold (MLS) $130,000 LHAR
• 2022-11-09 Pending — WARDEX
• 2022-11-09 Pending — LHAR
• 2022-10-11 Listed $134,900 WARDEX
• 2022-10-11 Listed $134,900 LHAR
• 2022-02-10 Listed $135,000 WARDEX
• 2022-02-10 Listed $135,000 LHAR