2050 State Route 89a -- #377 · Cottonwood, AZ 86326

$109,000

2 bd · 2.0 ba · 1,088 sqft · Manufactured · 71 Days on market

Built 1999 Fair condition Est $109k · at est. ↓ 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable FURNISHED 2-bedroom, 2-bath home situated on a prime view Lot! Vaulted ceilings create a bright, open and spacious feel throughout the living area. Enjoy relaxing and talking in the views while living in a vibrant 55+ community offering activities, social events, and a welcoming atmosphere filled with fun and friends.

Key facts

• Vaulted ceilings
• View lot
• 2 parking spots

Tags

• VIEW LOT
• VAULTED CEILINGS

Property features AI

Finance

• Other: Spa is heated
• HOA & community: Land lease: $875 monthly; No association fees listed; Community pool; Community spa (heated); Golf; Pickleball courts; Fitness center; Biking/walking paths; Transportation services

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space; Separate storage area
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile housing; Leasehold ownership
• Construction: Cement siding; Steel frame; Wood frame; Composition roof; Building area reported by owner
• Exterior features: Screened-in patio(s); Storage; Desert front and natural desert back; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Central vacuum; No interior steps; Master bedroom with 3/4 bath; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 4 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 43% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. 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: 1.88% ✓
• Cap rate: 15.81%
• Cash-on-cash: 33.98%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $108,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 State Route 89a -- #377	0.00mi	2/2.0	1,088 (0%)	1mo	$109,000	$100	99
2050 W State Route 89a Hwy #51	0.00mi	2/2.0	1,088 (0%)	4mo	$125,000	$115	96
2050 W State Route 89-a -- #65	0.00mi	2/2.0	1,120 (+3%)	15mo	$132,000	$118	83
2050 W State Route 89a -- #398	0.00mi	2/2.0	960 (-12%)	0mo	$55,000	$57	80
2050 W Hwy 89a -- #24	0.00mi	2/2.0	960 (-12%)	1mo	$45,000	$47	79
2050 W State Route 89a -- #177	0.00mi	2/2.0	1,190 (+9%)	9mo	$105,000	$88	76
2050 W State Route 89a -- #181	0.14mi	2/2.0	1,216 (+12%)	0mo	$120,000	$99	74
2050 W State Route 89a, Lot 21 -- #21	0.26mi	2/2.0	1,024 (-6%)	6mo	$68,000	$66	73
2050 W St Rte 89a #251	0.00mi	3/2.0 (+1)	1,200 (+10%)	9mo	$120,000	$100	70
2050 W State Route 89-a #119	0.26mi	2/2.0	1,058 (-3%)	20mo	$88,750	$84	67
2050 W State Route 89-a #147	0.14mi	3/2.0 (+1)	1,144 (+5%)	20mo	$153,000	$134	64
2050 W State Route 89a #19	0.00mi	2/2.0	1,248 (+15%)	15mo	$143,000	$115	63

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: 25.9%
• Equity multiple: 2.03×
• Total profit: $31,412
• Equity at exit: $16,252

10-year hold

• IRR: 31.7%
• Equity multiple: 3.46×
• Total profit: $75,167
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $864

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 53%

Sensitivity live

Price	-10% $940	-5% $902	+0% $864	+5% $827	+10% $789
Rent	-10% $702	-5% $783	+0% $864	+5% $945	+10% $1,026
Rate	-1.0pp $919	-0.5pp $892	base $864	+0.5pp $836	+1.0pp $807

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	0.95mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	21d	1	1.07mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	14d	1	1.50mi

Listing history 5 events

1. 2026-05-21
   price $109,000
2. 2026-05-04
   price $119,000
3. 2026-04-20
   price $124,000
4. 2026-03-30
   price $129,000
5. 2026-03-14
   listed $139,900 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: $24,570
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$3,171
• Taxable income: $9,182
• Est. tax owed @ 24.0%: −$2,204
• After-tax cash flow: $8,167/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 manufactured home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear, but not structural damage.
• Minor Bathroom fixtures — Older style, but functional and not leaking.
• Moderate Exterior siding — Visible discoloration and wear, may need repainting or replacement.
• Moderate Carpeting — Worn and could benefit from cleaning or replacement.
• Moderate Paint — Faded in some areas, needs touch-ups.
• Moderate HVAC — May need maintenance or minor repairs to ensure efficiency.
• Moderate Landscaping — Sparse and could benefit from updates to enhance curb appeal.

Value-add opportunities

• Both Paint and touch up interior walls — Enhances the home's appearance and can increase both resale and rental value.
• Both Replace worn carpeting — Fresh carpeting can improve the home's appeal and increase its value.
• Both Update exterior siding and landscaping — Enhances curb appeal and can attract more potential buyers or renters.
• Both Replace outdated fixtures in bathrooms — Modernizing bathrooms can significantly increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear, but not structural damage.	Minor	$500–3,000
Bathroom fixtures · Older style, but functional and not leaking.	Minor	$500–3,000
Exterior siding · Visible discoloration and wear, may need repainting or replacement.	Moderate	$3,000–15,000
Carpeting · Worn and could benefit from cleaning or replacement.	Moderate	$3,000–15,000
Paint · Faded in some areas, needs touch-ups.	Moderate	$3,000–15,000
HVAC · May need maintenance or minor repairs to ensure efficiency.	Moderate	$3,000–15,000
Landscaping · Sparse and could benefit from updates to enhance curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$16,000–81,000

Value-add ROI direction

• Both Paint and touch up interior walls — Enhances the home's appearance and can increase both resale and rental value. ↑
• Both Replace worn carpeting — Fresh carpeting can improve the home's appeal and increase its value. ↑
• Both Update exterior siding and landscaping — Enhances curb appeal and can attract more potential buyers or renters. ↑
• Both Replace outdated fixtures in bathrooms — Modernizing bathrooms can significantly increase the home's value and appeal to a broader market. ↑

ⓘ 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

-22.1% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $109,000 ARMLS
• 2026-05-04 Price Changed $119,000 ARMLS
• 2026-04-20 Price Changed $124,000 ARMLS
• 2026-03-30 Price Changed $129,000 ARMLS
• 2026-03-14 Listed $139,900 ARMLS