2350 Adobe Rd #16 · Bullhead City, AZ 86442

$114,500

1 bd · 1.0 ba · 800 sqft · Manufactured · 99 Days on market

Manufactured home Built 1999 Good condition 4,050 sqft lot $143/sqft · 22% below area Est $146k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -3.5

Listing remarks MLS

Enjoy the easy life with this adorable one bedroom home. Roomy living room and kithen area. Full kitchen with all appliances and breakfast bar is open to the living room. A sliding door leads to the large back yard. Enjoy your morning coffee and watch the outdoor life. No one behind you. Backs to open space for privacy. Short walk to the community center and pool and doggy park. The larger living room provides space for friends and family to visit. The bedroom is large with a walk in closet. You will enjoy your full bath with newer walk in shower. Your laundry with washer and dryer is conveniently located in the house. Outside you have a covered carport, a shed for storage and a front patio. The yard is large and if you want you can fence in for your pet. The location of. this home is ideal for socializing with your friends and neighbors, Short walking distance to the clubhouse and pool. Enjoy the many activities offered every week, The calendar is full. You never have to be bored.

Key facts

• Heated pools
• Relaxing hot tubs
• Pickleball

Tags

• FULLY FURNISHED
• HEATED POOLS
• RELAXING HOT TUBS
• LIVELY CLUBHOUSE
• FULL CALENDAR OF ACTIVITIES
• PICKLEBALL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $114k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-78 ($-937/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (21.2% below list).
• Recommended offer: $90k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Bullhead 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime D-.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Diamondback Elementary School (math 22% / reading 27%, grade F, #645 of 1,109 statewide, top 60%, 356 students, 66% FRL); Fox Creek Jr High School (math 12% / reading 17%, grade F, #160 of 218 statewide, top 75%, 516 students, 65% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL).
• Market conditions: Rents soft (-0.9%/yr); 898 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $792 of loan paydown is wiped out by about $3k 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 99 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,278 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $146,168
• List price: $114,500
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 Adobe Rd #69	0.11mi	1/1.0	800 (0%)	11mo	$90,000	$113	85
2350 Adobe Rd #91	0.11mi	1/1.0	800 (0%)	20mo	$115,000	$144	78
2251 S Creosote Ln	0.06mi	2/2.0 (+1)	984 (+23%)	13mo	$270,000	$274	52
2292 San Lin Con Ln	0.90mi	2/2.0 (+1)	770 (-4%)	6mo	$205,000	$266	45
2349 Felipe Dr	0.81mi	1/1.0	738 (-8%)	9mo	$300,000	$407	45
2296 San Lin Con Ln	0.90mi	1/1.5	787 (-2%)	28mo	$202,000	$257	40
2638 Bear Mountain Loop	1.08mi	2/2.0 (+1)	983 (+23%)	6mo	$240,000	$244	26
2602 Bear Mountain Loop	0.97mi	2/2.0 (+1)	990 (+24%)	10mo	$290,000	$293	22
2337 Ryan Way	0.52mi	2/2.0 (+1)	974 (+22%)	27mo	$285,000	$293	22
2267 Del Cristal	0.99mi	2/2.0 (+1)	945 (+18%)	12mo	$223,000	$236	21
2255 Del Cristal	1.00mi	2/2.0 (+1)	945 (+18%)	16mo	$215,000	$228	18
2290 Felipe Dr	0.85mi	2/2.0 (+1)	920 (+15%)	24mo	$215,000	$234	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.18×
• Total profit: $-26,159
• Equity at exit: $17,072

10-year hold

• IRR: -32.3%
• Equity multiple: -0.23×
• Total profit: $-39,352
• Equity at exit: $9,900

Cash invested: $32,060 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 898
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $903 medium
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-78

Break-even live

Break-even rent $1,002

Max offer price $103,201

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-39	+0% $-78	+5% $-118	+10% $-157
Rent	-10% $-149	-5% $-114	+0% $-78	+5% $-42	+10% $-7
Rate	-1.0pp $-20	-0.5pp $-49	base $-78	+0.5pp $-108	+1.0pp $-138

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: $28,625
• Closing costs: $3,435
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Adobe Rd Unit 29 Bullhead City, AZ	2.0	2.0	1097	$1,350	$1.23	62d	1	0.34mi

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Land is leasedSenior community

Exterior

• Security: Gated community
• Utilities: Public waterPublic sewerElectricity availableNatural gas available
• Home design: Manufactured home (single wide)Residential property
• Construction: Shingle roof
• Exterior features: Covered patioPatioFront and back yard fencingCommunity pool and spaGated communityClubhouseFitness center

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airElectric coolingCeiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Indoor laundry

Listing history 50 events

1. 2026-08-08
   days on market $114,500 Active 99 DOM
2. 2026-08-07
   days on market $114,500 Active 98 DOM
3. 2026-08-06
   days on market $114,500 Active 97 DOM
4. 2026-08-05
   days on market $114,500 Active 96 DOM
5. 2026-08-04
   days on market $114,500 Active 95 DOM
6. 2026-08-03
   days on market $114,500 Active 94 DOM
7. 2026-07-31
   days on market $114,500 Active 91 DOM
8. 2026-07-30
   days on market $114,500 Active 90 DOM
9. 2026-07-29
   days on market $114,500 Active 89 DOM
10. 2026-07-27
    days on market $114,500 Active 87 DOM
11. 2026-07-25
    days on market $114,500 Active 85 DOM
12. 2026-07-24
    days on market $114,500 Active 84 DOM
13. 2026-07-23
    days on market $114,500 Active 83 DOM
14. 2026-07-22
    days on market $114,500 Active 82 DOM
15. 2026-07-21
    days on market $114,500 Active 81 DOM
16. 2026-07-18
    days on market $114,500 Active 78 DOM
17. 2026-07-16
    days on market $114,500 Active 76 DOM
18. 2026-07-16
    pricedays on market $114,500 Active 75 DOM
19. 2026-07-14
    days on market $119,000 Active 74 DOM
20. 2026-07-13
    days on market $119,000 Active 73 DOM
21. 2026-07-12
    days on market $119,000 Active 72 DOM
22. 2026-07-11
    days on market $119,000 Active 71 DOM
23. 2026-07-10
    days on market $119,000 Active 70 DOM
24. 2026-07-09
    days on market $119,000 Active 69 DOM
25. 2026-07-08
    days on market $119,000 Active 68 DOM
26. 2026-07-07
    days on market $119,000 Active 67 DOM
27. 2026-07-06
    days on market $119,000 Active 66 DOM
28. 2026-07-05
    days on market $119,000 Active 65 DOM
29. 2026-07-04
    days on market $119,000 Active 64 DOM
30. 2026-07-03
    days on market $119,000 Active 63 DOM
31. 2026-07-02
    days on market $119,000 Active 62 DOM
32. 2026-07-01
    days on market $119,000 Active 61 DOM
33. 2026-06-30
    days on market $119,000 Active 60 DOM
34. 2026-06-29
    days on market $119,000 Active 59 DOM
35. 2026-06-28
    days on market $119,000 Active 58 DOM
36. 2026-06-28
    days on market $119,000 Active 57 DOM
37. 2026-06-27
    days on market $119,000 Active 56 DOM
38. 2026-06-25
    days on market $119,000 Active 54 DOM
39. 2026-06-23
    days on market $119,000 Active 52 DOM
40. 2026-06-21
    days on market $119,000 Active 51 DOM
41. 2026-06-18
    days on market $119,000 Active 48 DOM
42. 2026-06-17
    days on market $119,000 Active 47 DOM
43. 2026-06-16
    days on market $119,000 Active 46 DOM
44. 2026-06-15
    days on market $119,000 Active 45 DOM
45. 2026-06-14
    days on market $119,000 Active 43 DOM
46. 2026-06-13
    days on market $119,000 Active 42 DOM
47. 2026-06-10
    days on market $119,000 Active 40 DOM
48. 2026-06-09
    days on market $119,000 Active 39 DOM
49. 2026-06-08
    days on market $119,000 Active 38 DOM
50. 2026-06-07
    days on market $119,000 Active 37 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 2/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 11 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: $10,833
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$3,331
• Taxable loss: −$2,935
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $-233/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 80/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This move-in ready manufactured home offers a good condition with updated interiors and a well-maintained exterior. Minor landscaping and exterior paint touch-ups would further enhance its value.

Value-add opportunities

• Both landscaping improvements — enhances curb appeal and adds value ↑
• Both exterior paint touch-up — refreshes the home's appearance ↑
• Both new outdoor furniture — improves outdoor living space and adds value ↑

ⓘ 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 19/100

Zoned Schools

Elementary Diamondback Elementary School F AZ #645/1,109 Nat'l #30,133/41,679 Middle Fox Creek Jr High School F AZ #160/218 Nat'l #12,767/14,009 High Mohave High School F AZ #245/381 Nat'l #14,801/17,239

Schools (NCES district)

• District: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

C Composite livability gradescore 64/100

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 209,184 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

• Other: Pets allowed
• HOA & community: Land is leasedSenior community

Exterior

• Security: Gated community
• Utilities: Public waterPublic sewerElectricity availableNatural gas available
• Home design: Manufactured home (single wide)Residential property
• Construction: Shingle roof
• Exterior features: Covered patioPatioFront and back yard fencingCommunity pool and spaGated communityClubhouseFitness center

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airElectric coolingCeiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Indoor laundry

Price history

+120.4% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $119,000 WARDEX
• 2026-04-30 Listed $120,000 WARDEX
• 2024-09-05 Sold (MLS) $89,500 WARDEX
• 2024-08-14 Pending — WARDEX
• 2024-06-20 Listed $99,000 WARDEX
• 2024-01-18 Listed $99,000 WARDEX
• 2021-08-30 Sold (MLS) $55,900 WARDEX
• 2021-05-30 Listed $59,900 WARDEX
• 2020-01-04 Listed $54,000 WARDEX