2501 W Wickenburg Way -- #181 · Wickenburg, AZ 85390

$105,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 287 Days on market

Built 2005 Good condition 4,000 sqft lot $67/sqft · 83% above area

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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 +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enchanting mobile home 181 is located in Westpark a great 55+ community. This home is beautiful, clean, and has been given great care. 2 bedrooms split floor plan, 2 bathrooms, and great size office. There is a storage room located on the property for all your extra's. This community has so much to offer, swimming pool, pickleball, tennis courts, library, fitness center. Located close to shopping. This is a very nice home ready for your beautiful Arizona weather!

Key facts

• Storage room
• Pickleball
• Swimming pool

Tags

• WESTPARK COMMUNITY
• STORAGE ROOM
• SWIMMING POOL
• PICKLEBALL
• TENNIS COURTS
• LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6462% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $57,350
• List price: $105,000
• Delta: 83.09%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 W Wickenburg Way #102	0.00mi	2/3.0	1,560 (-0%)	1mo	$15,000	$10	94
2501 W Wickenburg Way #353	0.00mi	2/2.0	1,500 (-4%)	1mo	$100,000	$67	92
2501 W Wickenburg Way #37	0.00mi	2/2.0	1,440 (-8%)	1mo	$15,000	$10	85
2501 W Wickenburg Way #45	0.00mi	2/2.0	1,536 (-2%)	14mo	$60,000	$39	85
2501 W Wickenburg Way #175	0.00mi	3/2.0 (+1)	1,560 (-0%)	12mo	$79,500	$51	84
2501 W Wickenburg Way #68	0.00mi	3/2.0 (+1)	1,536 (-2%)	13mo	$55,000	$36	81
2501 W Wickenburg Way #362	0.00mi	2/2.0	1,361 (-13%)	2mo	$99,900	$73	76
2501 W Wickenburg Way #40	0.00mi	2/2.0	1,440 (-8%)	14mo	$40,000	$28	75
2501 W Wickenburg Way #137	0.00mi	2/2.0	1,344 (-14%)	9mo	$27,000	$20	69
2501 W Wickenburg Way #171	0.00mi	2/2.0	1,344 (-14%)	9mo	$70,000	$52	69
725 W Smoketree Rd	0.62mi	2/2.0	1,568 (0%)	4mo	$210,000	$134	67
850 S 336th Ave	0.27mi	3/2.0 (+1)	1,792 (+14%)	2mo	$425,000	$237	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,406
• Equity at exit: $15,656

10-year hold

• IRR: 11.1%
• Equity multiple: 1.88×
• Total profit: $25,748
• Equity at exit: $9,078

Cash invested: $29,400 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $285

Break-even live

Break-even rent $1,458

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $357	-5% $321	+0% $285	+5% $248	+10% $212
Rent	-10% $141	-5% $213	+0% $285	+5% $357	+10% $428
Rate	-1.0pp $338	-0.5pp $311	base $285	+0.5pp $257	+1.0pp $230

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2159 W Terrace Dr Wickenburg, AZ	3.0	2.0	1304	$2,100	$1.61	44d	1	0.50mi
2110 W Terrace Dr Wickenburg, AZ	3.0	2.0	1358	$1,600	$1.18	25d	1	0.59mi
1780 Yance Dr Wickenburg, AZ	3.0	2.0	1619	$1,725	$1.07	13d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 287 DOM
2. 2026-06-17
   days on market $105,000 Active 286 DOM
3. 2026-06-16
   days on market $105,000 Active 285 DOM
4. 2026-06-15
   days on market $105,000 Active 284 DOM
5. 2026-06-13
   days on market $105,000 Active 282 DOM
6. 2026-06-13
   days on market $105,000 Active 281 DOM
7. 2026-06-09
   days on market $105,000 Active 278 DOM
8. 2026-06-08
   days on market $105,000 Active 277 DOM
9. 2026-06-07
   days on market $105,000 Active 276 DOM
10. 2026-06-04
    days on market $105,000 Active 273 DOM
11. 2026-06-03
    days on market $105,000 Active 272 DOM
12. 2026-06-02
    days on market $105,000 Active 271 DOM
13. 2026-06-01
    days on market $105,000 Active 270 DOM
14. 2026-05-31
    days on market $105,000 Active 269 DOM
15. 2026-02-19
    historical $1,600
16. 2026-01-07
    listed $1,600
17. 2025-10-06
    price $105,000 468-char remark

    Show marketing remark (468 chars)

    Enchanting mobile home 181 is located in Westpark a great 55+ community. This home is beautiful, clean, and has been given great care. 2 bedrooms split floor plan, 2 bathrooms, and great size office. There is a storage room located on the property for all your extra's. This community has so much to offer, swimming pool, pickleball, tennis courts, library, fitness center. Located close to shopping. This is a very nice home ready for your beautiful Arizona weather!

18. 2025-09-03
    listed $109,000 Active 468-char remark

    Show marketing remark (468 chars)

    Enchanting mobile home 181 is located in Westpark a great 55+ community. This home is beautiful, clean, and has been given great care. 2 bedrooms split floor plan, 2 bathrooms, and great size office. There is a storage room located on the property for all your extra's. This community has so much to offer, swimming pool, pickleball, tennis courts, library, fitness center. Located close to shopping. This is a very nice home ready for your beautiful Arizona weather!

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 13 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: $21,826
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$5,644
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$3,055
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $2,893/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates, ready for a new owner to enjoy the Arizona weather.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

-98.5% since first listed

4 events — show timeline

• 2026-02-19 Rental Removed $1,600 ARMLS
• 2026-01-07 Listed for Rent $1,600 ARMLS
• 2025-10-06 Price Changed $105,000 ARMLS
• 2025-09-03 Listed $109,000 ARMLS