Is 1470 Sunrise Dr in Lake Havasu City, AZ a good investment?

CashFlowRE grades it C- with a 7.4% cap rate and $108/mo modeled cash flow at a $120,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1470 Sunrise Dr?

The modeled cap rate is 7.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,187/month, from CashFlowRE's rent model.

🏷️ Likely Rental

C- Composite 51.62

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 +16.6/30.0
ARV discount +15.0/15.0
DSCR +5.4/10.0
1% rule +4.9/10.0
Schools +3.6/10.0
Livability +3.2/5.0
Rent growth +2.7/5.0
Appreciation +2.5/10.0
Condition / age +2.2/5.0
Manufactured-home adj. -4.5

$120,000

1470 Sunrise Dr · Lake Havasu City, AZ 86404

2 bd · 1.0 ba · 784 sqft · Manufactured · 127 Days on market

Manufactured home 55+ age-restricted Built 1988 Fair condition 3,485 sqft lot Garage $153/sqft · 30% below area Est $172k · 30% under ↓ 11% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

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.

Key facts

Covered carport
Community clubhouse
Accommodate a boat

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 $108 ($1k/yr) — positive.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (1.1% below list).
Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
Cap rate 7.4% 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.
Zoned schools: Nautilus Elementary School (math 51% / reading 44%, grade D, #303 of 1,109 statewide, top 28%, 360 students, 52% FRL); Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL) — zoned schools at 41% FRL track the district average.
Market conditions: Rents flat; 539 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 127 days — a 12% lower offer ($106k) 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 $105,600 (12.0% below list)

Questions for the listing agent

It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.99% ✗
Cap rate: 7.37%
Cash-on-cash: 3.86%
DSCR: 1.17
GRM: 8.4

CMA / ARV

ARV (median comp): $171,825
List price: $120,000
Delta: -30.16%
Verdict: UNDERPRICED
Comps: 12 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1460 Wagner Dr	0.10mi	2/1.0	896 (+14%)	18mo	$165,000	$184	56
2212 N Kiowa Blvd #115	1.42mi	1/1.0 (-1)	774 (-1%)	16mo	$272,500	$352	45
1310 Bombay Plz S	1.18mi	2/1.0	870 (+11%)	8mo	$250,000	$287	40
2189 Diane Dr	1.41mi	2/2.5	784 (0%)	30mo	$225,000	$287	39
2212 N Kiowa Blvd #212	1.42mi	1/1.0 (-1)	774 (-1%)	27mo	$220,000	$284	38
2212 Kiowa Blvd N #226	1.35mi	1/1.0 (-1)	774 (-1%)	32mo	$200,000	$258	38
2212 N Kiowa Blvd #111	1.42mi	1/1.0 (-1)	801 (+2%)	28mo	$200,000	$250	36
2212 N Kiowa Blvd #116	1.42mi	1/1.0 (-1)	801 (+2%)	29mo	$215,000	$268	36
2145 Alta Vista Dr	1.50mi	3/1.0 (+1)	912 (+16%)	10mo	$165,000	$181	27
2059 Guest Ln	1.44mi	3/1.0 (+1)	924 (+18%)	13mo	$250,000	$271	24
3004 Erwin Ln	1.43mi	2/2.0	924 (+18%)	17mo	$170,000	$184	22
3023 Dawn Dr	1.45mi	3/2.0 (+1)	920 (+17%)	24mo	$250,000	$272	11

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: -12.9%
Equity multiple: 0.55×
Total profit: $-15,273
Equity at exit: $17,892

10-year hold

IRR: -8.0%
Equity multiple: 0.55×
Total profit: $-15,052
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: 539
Price-to-rent: 8.4×

Monthly cashflow live

Estimated rent: $1,187 high interval (Pro) →
Mortgage (P&I): −$629
Tax est. 1.5%: −$150 /mo · $1,800/yr
Insurance: −$50
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$249
Net cashflow: $108

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $191	-5% $150	+0% $108	+5% $67	+10% $25
Rent	-10% $14	-5% $61	+0% $108	+5% $155	+10% $202
Rate	-1.0pp $169	-0.5pp $139	base $108	+0.5pp $77	+1.0pp $45

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
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	62d	1	0.74mi
2086 Sandwood Dr Lake Havasu City, AZ	2.0	2.0	1123	$1,700	$1.51	93d	1	1.24mi
2095 Runabout Dr Lake Havasu City, AZ	2.0	1.0	720	$1,450	$2.01	62d	1	1.25mi
2212 N Kiowa Blvd #226 Lake Havasu City, AZ	1.0	1.0	774	$1,300	$1.68	93d	1	1.32mi
2345 Palo Verde Blvd N Lake Havasu City, AZ	3.0	2.0	1040	$2,500	$2.40	93d	1	1.33mi
2200 Sandwood Dr Unit A101 Lake Havasu City, AZ	2.0	2.0	819	$1,500	$1.83	93d	1	1.33mi
2021 Commander Dr Unit 9 Lake Havasu City, AZ	1.0	1.0	650	$900	$1.38	93d	1	1.34mi
2021 Commander Dr Unit 3 Lake Havasu City, AZ	1.0	1.0	650	$950	$1.46	70d	1	1.34mi
2212 Kiowa Blvd N #115 Lake Havasu City, AZ	1.0	1.0	774	$1,500	$1.94	70d	1	1.39mi
2320 Sandwood Dr Unit 3 Lake Havasu City, AZ	2.0	1.0	800	$1,100	$1.38	93d	1	1.46mi

Property features AI

Finance

Financial info: Land is leased
HOA & community: Homeowners association with monthly feeCommunity spa / hot tub amenity

Exterior

Parking: Attached garageCarport
Utilities: Public waterPublic sewer200+ amp electric serviceNatural gas available and connected
Home design: Manufactured home (single wide)Built by CavcoMobile dimensions approximately 14' x 56'Shingle roofFrame construction with vertical sidingZoned L-RMH (Manufactured Home District)
Construction: Frame constructionVertical sidingShingle roof
Exterior features: Level lotShed(s)Has viewGunite heated poolSpa / hot tub

Interior

Kitchen: Laminate countersBreakfast bar
Bedrooms: Total of 5 rooms (bedroom count not specified)
Flooring: Laminate flooringCarpet
Bathrooms: 1 full bathroom
Heating & cooling: Central heating (natural gas)Central air conditioning (electric)Ceiling fans
Interior features: Laminate countersBreakfast barCeiling fansLow-flow plumbing fixturesOpen floorplanWindow coveringsFurnished
Laundry & utility: Inside laundryElectric dryer hookupGas dryer hookupGas water heater

Listing history 50 events

2026-08-08

days on market $120,000 Active 127 DOM
2026-08-07

days on market $120,000 Active 126 DOM
2026-08-06

days on market $120,000 Active 125 DOM
2026-08-05

days on market $120,000 Active 124 DOM
2026-08-04

days on market $120,000 Active 123 DOM
2026-08-03

days on market $120,000 Active 122 DOM
2026-07-31

days on market $120,000 Active 119 DOM
2026-07-30

days on market $120,000 Active 118 DOM
2026-07-29

days on market $120,000 Active 117 DOM
2026-07-27

days on market $120,000 Active 115 DOM
2026-07-25

days on market $120,000 Active 113 DOM
2026-07-24

days on market $120,000 Active 112 DOM
2026-07-23

days on market $120,000 Active 111 DOM
2026-07-22

days on market $120,000 Active 110 DOM
2026-07-21

days on market $120,000 Active 109 DOM
2026-07-18

days on market $120,000 Active 106 DOM
2026-07-16

days on market $120,000 Active 104 DOM
2026-07-16

days on market $120,000 Active 103 DOM
2026-07-14

days on market $120,000 Active 102 DOM
2026-07-13

days on market $120,000 Active 101 DOM
2026-07-12

days on market $120,000 Active 100 DOM
2026-07-11

days on market $120,000 Active 99 DOM
2026-07-10

days on market $120,000 Active 98 DOM
2026-07-09

days on market $120,000 Active 97 DOM
2026-07-08

days on market $120,000 Active 96 DOM
2026-07-07

days on market $120,000 Active 95 DOM
2026-07-06

days on market $120,000 Active 94 DOM
2026-07-05

days on market $120,000 Active 93 DOM
2026-07-04

days on market $120,000 Active 92 DOM
2026-07-03

days on market $120,000 Active 91 DOM
2026-07-02

days on market $120,000 Active 90 DOM
2026-07-01

days on market $120,000 Active 89 DOM
2026-06-30

days on market $120,000 Active 88 DOM
2026-06-29

days on market $120,000 Active 87 DOM
2026-06-28

days on market $120,000 Active 86 DOM
2026-06-28

days on market $120,000 Active 85 DOM
2026-06-27

days on market $120,000 Active 84 DOM
2026-06-25

days on market $120,000 Active 82 DOM
2026-06-23

days on market $120,000 Active 80 DOM
2026-06-21

days on market $120,000 Active 79 DOM
2026-06-18

days on market $120,000 Active 76 DOM
2026-06-17

days on market $120,000 Active 75 DOM
2026-06-16

pricedays on market $120,000 Active 74 DOM
2026-06-15

days on market $135,000 Active 73 DOM
2026-06-14

days on market $135,000 Active 71 DOM
2026-06-13

days on market $135,000 Active 70 DOM
2026-06-10

days on market $135,000 Active 68 DOM
2026-06-09

days on market $135,000 Active 67 DOM
2026-06-08

days on market $135,000 Active 66 DOM
2026-06-07

days on market $135,000 Active 65 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 1/10 Low
🌡 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $14,239
− Mortgage interest: −$6,722
− Property taxes: −$1,800
− Insurance: −$600
− Repairs & maintenance: −$1,139
− Management: −$1,139
− Depreciation: −$3,491
Taxable loss: −$652

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$157
After-tax cash flow: $1,454/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 Est. rehab $19,600–$35,280 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 36/100

Zoned Schools

Elementary Nautilus Elementary School D AZ #303/1,109 Nat'l #14,382/41,679 Middle Thunderbolt Middle School F AZ #81/218 Nat'l #8,750/14,009 High Lake Havasu High School F AZ #111/381 Nat'l #10,806/17,239

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

C Composite livability gradescore 63/100

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 · 209,184 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: 11% of renters

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
#417 ON Semiconductor Scottsdale $7.1B #467 Resideo Technologies Scottsdale $6.1B
Mining / Metals	1	$23B
#174 Freeport-McMoRan Phoenix $23.4B
Environmental Services	1	$16B
#209 Republic Services Phoenix $15.9B
Metals / Steel	1	$14B
#471 Reliance Steel & Aluminum Scottsdale $14.0B
Technology Distribution	1	$9B
#363 Insight Enterprises Chandler $9.4B
Homebuilding	1	$8B
#424 Taylor Morrison Scottsdale $7.7B

Price history

-11.1% since first listed

11 events — show timeline

2026-06-16 Price Changed $120,000 LHAR
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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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