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

$73,900

2 bd · 1.0 ba · 736 sqft · SingleFamily · 317 Days on market

55+ age-restricted Built 1989 Good condition $100/sqft · 38% below area Est $119k · 38% under ↓ 10% since listing

---

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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 365 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $511 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 317 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (16%) 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 $65,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.40%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $118,841
• List price: $73,900
• Delta: -37.82%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E State Route 69 Lot 1173	0.00mi	2/1.0	784 (+6%)	4mo	$92,500	$118	86
11250 E State Route 69 #1107 #1107	0.00mi	2/1.0	840 (+14%)	4mo	$134,500	$160	73
11350 Sarah Jane Ln #133	0.15mi	1/1.0 (-1)	684 (-7%)	10mo	$158,500	$232	68
11250 E State Route 69 #81	0.00mi	1/1.5 (-1)	574 (-22%)	6mo	$75,000	$131	63
11250 Arizona 69 #2130	0.29mi	1/1.0 (-1)	884 (+20%)	7mo	$123,000	$139	51
1012 N Mountain Brush Dr Lot 331	1.17mi	1/1.0 (-1)	640 (-13%)	0mo	$210,000	$328	38
978 N Mountain Brush Dr	1.22mi	1/1.5 (-1)	820 (+11%)	6mo	$250,000	$305	34
1036 N Mountain Brush Dr	1.14mi	1/1.0 (-1)	609 (-17%)	1mo	$200,000	$328	34
938 N Mesquite Tree Dr	1.32mi	1/1.0 (-1)	615 (-16%)	3mo	$218,000	$354	32
885 N Wild Walnut Dr	1.40mi	1/1.0 (-1)	612 (-17%)	5mo	$230,000	$376	31
864 N Mountain Brush Dr	1.34mi	1/1.0 (-1)	604 (-18%)	7mo	$181,900	$301	29
872 N Mesquite Tree Dr	1.38mi	1/1.0 (-1)	611 (-17%)	11mo	$205,000	$336	26

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: 26.0%
• Equity multiple: 2.08×
• Total profit: $22,300
• Equity at exit: $11,019

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $63,707
• Equity at exit: $6,390

Cash invested: $20,692 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $120,000 ($136/sqft)
• Median days on market: 70 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +18.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86327

• Home prices YoY: -11.8%
• Active inventory: 365
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $537

Break-even live

Break-even rent $717

Max offer price $73,900

Occupancy floor 57%

Sensitivity live

Price	-10% $588	-5% $563	+0% $537	+5% $512	+10% $486
Rent	-10% $427	-5% $482	+0% $537	+5% $592	+10% $648
Rate	-1.0pp $574	-0.5pp $556	base $537	+0.5pp $518	+1.0pp $499

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: $18,475
• Closing costs: $2,217
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11250 Arizona 69 Unit 134 Dewey, AZ	1.0	1.0	400	$1,200	$3.00	6d	1	0.07mi

Listing history 50 events

1. 2026-09-24
   days on market $73,900 Active 317 DOM
2. 2026-09-22
   days on market $73,900 Active 316 DOM
3. 2026-09-21
   days on market $73,900 Active 315 DOM
4. 2026-09-20
   days on market $73,900 Active 314 DOM
5. 2026-09-18
   days on market $73,900 Active 312 DOM
6. 2026-09-17
   days on market $73,900 Active 311 DOM
7. 2026-09-16
   days on market $73,900 Active 310 DOM
8. 2026-09-15
   days on market $73,900 Active 309 DOM
9. 2026-09-14
   days on market $73,900 Active 308 DOM
10. 2026-09-13
    days on market $73,900 Active 307 DOM
11. 2026-09-12
    days on market $73,900 Active 306 DOM
12. 2026-09-11
    days on market $73,900 Active 305 DOM
13. 2026-09-05
    days on market $73,900 Active 299 DOM
14. 2026-09-04
    days on market $73,900 Active 298 DOM
15. 2026-09-03
    days on market $73,900 Active 297 DOM
16. 2026-08-31
    days on market $73,900 Active 294 DOM
17. 2026-08-30
    days on market $73,900 Active 293 DOM
18. 2026-08-29
    days on market $73,900 Active 292 DOM
19. 2026-08-28
    days on market $73,900 Active 291 DOM
20. 2026-08-27
    days on market $73,900 Active 290 DOM
21. 2026-08-26
    days on market $73,900 Active 289 DOM
22. 2026-08-25
    days on market $73,900 Active 288 DOM
23. 2026-08-24
    days on market $73,900 Active 287 DOM
24. 2026-08-23
    days on market $73,900 Active 286 DOM
25. 2026-08-22
    days on market $73,900 Active 285 DOM
26. 2026-08-21
    days on market $73,900 Active 284 DOM
27. 2026-08-20
    days on market $73,900 Active 283 DOM
28. 2026-08-19
    days on market $73,900 Active 282 DOM
29. 2026-08-18
    days on market $73,900 Active 281 DOM
30. 2026-08-17
    days on market $73,900 Active 280 DOM
31. 2026-08-16
    days on market $73,900 Active 279 DOM
32. 2026-08-15
    days on market $73,900 Active 278 DOM
33. 2026-08-14
    days on market $73,900 Active 277 DOM
34. 2026-08-13
    days on market $73,900 Active 276 DOM
35. 2026-08-12
    days on market $73,900 Active 275 DOM
36. 2026-08-11
    days on market $73,900 Active 274 DOM
37. 2026-08-10
    days on market $73,900 Active 273 DOM
38. 2026-08-09
    days on market $73,900 Active 272 DOM
39. 2026-08-08
    days on market $73,900 Active 271 DOM
40. 2026-08-07
    days on market $73,900 Active 270 DOM
41. 2026-08-06
    days on market $73,900 Active 269 DOM
42. 2026-08-05
    days on market $73,900 Active 268 DOM
43. 2026-08-04
    days on market $73,900 Active 267 DOM
44. 2026-08-03
    days on market $73,900 Active 266 DOM
45. 2026-07-31
    days on market $73,900 Active 263 DOM
46. 2026-07-30
    days on market $73,900 Active 262 DOM
47. 2026-07-29
    days on market $73,900 Active 261 DOM
48. 2026-07-27
    days on market $73,900 Active 259 DOM
49. 2026-07-25
    days on market $73,900 Active 257 DOM
50. 2026-07-24
    days on market $73,900 Active 256 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 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: $16,767
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,150
• Taxable income: $5,647
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $5,092/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 Est. rehab $3,680–$11,040 screening

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 ↑

ⓘ 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 32/100

Zoned Schools

Elementary Humboldt Elementary School F AZ #339/1,109 Nat'l #16,061/41,679 Middle Bradshaw Mountain Middle School F AZ #78/218 Nat'l #8,497/14,009 High Bradshaw Mountain High School F AZ #222/381 Nat'l #13,991/17,239

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

C Composite livability gradescore 62/100

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 · 241,389 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: 10% of renters

---

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