11250 E State Rte 69 #80 · Prescott Valley, AZ 86327

$74,900

2 bd · 1.0 ba · 736 sqft · SingleFamily · 237 Days on market

Built 1989 Good condition $102/sqft · 38% below area Est $121k · 38% under ↓ 10% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

Key facts

• Vaulted ceiling
• New exterior paint
• Ample parking

Tags

• LARGE LIVING ROOM
• VAULTED CEILING
• SKY LIGHT
• ATTACHED DEN
• NEW EXTERIOR PAINT
• AMPLE PARKING

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$121,059) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.1% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 267 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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. 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: 1.87% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.56%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $121,059
• List price: $74,900
• Delta: -38.13%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E State Route 69 #1107 #1107	0.00mi	2/1.0	840 (+14%)	1mo	$134,500	$160	76
11350 Sarah Jane Ln #133	0.15mi	1/1.0 (-1)	684 (-7%)	7mo	$158,500	$232	70
11250 E State Highway 69 #2141	0.20mi	1/1.0 (-1)	640 (-13%)	8mo	$119,000	$186	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: 25.1%
• Equity multiple: 2.04×
• Total profit: $21,722
• Equity at exit: $11,168

10-year hold

• IRR: 32.8%
• Equity multiple: 3.99×
• Total profit: $62,668
• Equity at exit: $6,476

Cash invested: $20,972 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 267
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $531

Break-even live

Break-even rent $726

Max offer price $74,900

Occupancy floor 57%

Sensitivity live

Price	-10% $583	-5% $557	+0% $531	+5% $505	+10% $479
Rent	-10% $420	-5% $476	+0% $531	+5% $586	+10% $641
Rate	-1.0pp $568	-0.5pp $550	base $531	+0.5pp $511	+1.0pp $492

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $74,900 Active 237 DOM
2. 2026-06-18
   days on market $74,900 Active 234 DOM
3. 2026-06-17
   days on market $74,900 Active 233 DOM
4. 2026-06-16
   days on market $74,900 Active 232 DOM
5. 2026-06-15
   days on market $74,900 Active 231 DOM
6. 2026-06-14
   days on market $74,900 Active 229 DOM
7. 2026-06-13
   days on market $74,900 Active 228 DOM
8. 2026-06-10
   days on market $74,900 Active 226 DOM
9. 2026-06-09
   days on market $74,900 Active 225 DOM
10. 2026-06-08
    pricedays on market $74,900 Active 224 DOM
11. 2026-06-07
    days on market $79,900 Active 223 DOM
12. 2026-06-02
    days on market $79,900 Active 218 DOM
13. 2026-06-01
    days on market $79,900 Active 217 DOM
14. 2026-05-31
    days on market $79,900 Active 216 DOM
15. 2026-05-30
    days on market $79,900 Active 215 DOM
16. 2026-05-04
    price $79,900 1217-char remark

    Show marketing remark (1217 chars)

    INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

17. 2026-03-01
    status Active 1217-char remark

    Show marketing remark (1217 chars)

    INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

18. 2026-02-27
    historical 1217-char remark

    Show marketing remark (1217 chars)

    INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

19. 2026-01-28
    price $80,000 1217-char remark

    Show marketing remark (1217 chars)

    INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

20. 2025-11-27
    price $75,000 1217-char remark

    Show marketing remark (1217 chars)

    INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

21. 2025-10-26
    listed $88,500 Active 1217-char remark

    Show marketing remark (1217 chars)

    INVESTORS SPECIAL! This is the largest park model and allowed to be a rental, great income opportunity! This charming 2 Bdrm cottage has large living room w vaulted ceiling and sky light and a nice kitchen with attached den or dining room. In excellent condition with one year old roof, new exterior paint, and nicely maintained! There is ample parking for two cars and also allowed a cart. Great little fenced yard with room for the pets or relaxing! One bdrm has built in closet and dresser. Home has forced air gas heating and 3 Wall AC units so very comfortable. SF includes original 12x33 unit plus a great 340 SF addition. Enjoy great living in Orchard Ranch, a premier 55+ community with pools, spas, pickleball courts, billiard room, fitness center and more! Unit also includes a nice storage shed with laundry and all the appliances are included. Make this your destination year around or be a snow bird or rent it out! Lots of great options for this beauty! Oh, and the owner may carry with a minimum of half down, talk to agent for details. Unit has a new tenant starting Feb/26. Buyer must take over the 6 mo. lease. Agent can give you income information. Allow 24 to 48 hours notice to show please.

ⓘ 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 X · 26% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,773
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,179
• Taxable income: $5,547
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $5,038/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 75/100 Cosmetic rehab

This charming park model is in good condition with recent updates, including a new roof and exterior paint. It offers a good investment opportunity with potential for rental or resale value enhancement through minor updates.

Repairs flagged

• Minor kitchen cabinets — existing but slightly worn
• Minor bathroom fixtures — existing but slightly worn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — improves functionality and aesthetics
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing but slightly worn	Minor	$500–3,000
bathroom fixtures · existing but slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — improves functionality and aesthetics ↑
• Both landscaping — enhances curb appeal and adds 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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

-9.7% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $79,900 PAARMLS as Distributed by MLS Grid
• 2026-03-01 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $80,000 PAARMLS as Distributed by MLS Grid
• 2025-11-27 Price Changed $75,000 PAARMLS as Distributed by MLS Grid
• 2025-10-26 Listed $88,500 PAARMLS as Distributed by MLS Grid