1534 Beachcomber Blvd Unit D5 · Lake Havasu City, AZ 86403

$55,000

1 bd · 1.0 ba · 590 sqft · Manufactured · 177 Days on market

Built 1989 Fair condition $93/sqft · 50% below area Est $109k · 50% under ↓ 15% 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
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

Key facts

• Community pool
• Covered patio
• Storage shed

Tags

• COVERED PATIO
• LAKE AND MOUNTAIN VIEWS
• STORAGE SHED
• COMMUNITY POOL
• QUICK ACCESS TO BEACHES
• LAUNCH RAMPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.0% in Lake Havasu 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 393 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.36% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.30%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $109,362
• List price: $55,000
• Delta: -49.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Beachcomber Blvd Unit D5	0.00mi	1/1.0	590 (0%)	1mo	$30,000	$51	100

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.13×
• Total profit: $32,786
• Equity at exit: $8,201

10-year hold

• IRR: 54.3%
• Equity multiple: 6.45×
• Total profit: $83,905
• Equity at exit: $4,755

Cash invested: $15,400 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 393
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $646

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $684	-5% $665	+0% $646	+5% $627	+10% $608
Rent	-10% $543	-5% $594	+0% $646	+5% $697	+10% $748
Rate	-1.0pp $673	-0.5pp $660	base $646	+0.5pp $631	+1.0pp $617

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1650 S Smoketree Ave Unit 275a Lake Havasu City, AZ	1.0	1.0	672	$1,700	$2.53	45d	1	1.08mi
256 Lake Havasu Ave S Lake Havasu City, AZ	1.0–2.0	1.0–2.0	699	$1,100	$1.57	45d	2	1.11mi
256 Lake Havasu Ave S Unit C53 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	22d	1	1.12mi
276 Lake Havasu Ave Unit B24 Lake Havasu City, AZ	1.0	1.0	672	$1,800	$2.68	45d	1	1.15mi
1650 Smoketree Ave S #125 Lake Havasu City, AZ	1.0	1.0	667	$1,400	$2.10	45d	1	1.17mi
276 Lake Havasu Ave Unit C-24 Lake Havasu City, AZ	1.0	1.0	670	$1,195	$1.78	45d	1	1.19mi
276 Lake Havasu Ave Unit C-14 Lake Havasu City, AZ	1.0	1.0	670	$1,100	$1.64	22d	1	1.19mi
1767 Magnolia Dr Unit 103 Lake Havasu City, AZ	1.0	1.0	635	$1,175	$1.85	22d	1	1.28mi
1806 Swanson Ave Lake Havasu City, AZ	1.0	1.5–2.0	692	$1,375	$1.99	14d	1	1.30mi

Listing history 6 events

1. 2026-04-09
   status Active 964-char remark

   Show marketing remark (964 chars)

   Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

2. 2026-04-06
   status Pending 964-char remark

   Show marketing remark (964 chars)

   Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

3. 2026-03-05
   price $55,000 964-char remark

   Show marketing remark (964 chars)

   Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

4. 2026-01-17
   status Active 964-char remark

   Show marketing remark (964 chars)

   Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

5. 2026-01-03
   status Pending 964-char remark

   Show marketing remark (964 chars)

   Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

6. 2025-11-13
   listed $65,000 Active 964-char remark

   Show marketing remark (964 chars)

   Welcome to your perfect island retreat in Crazy Horse Campground! This charming fully furnished 1 bed, 1 bath home offers a cozy, well-kept interior with great natural light, tasteful finishes, and a functional layout that makes the space feel comfortable and inviting. The bedroom features built-in storage, and the kitchen provides plenty of cabinetry along with everything you need for easy full-time or weekend living. Step outside onto the covered patio and take in the beautiful lake and mountain views--an ideal spot for morning coffee, sunset watching, or simply unwinding after a day on the water. The property also includes a storage shed for extra gear and convenient parking for your vehicles. Located in one of Havasu's most sought-after island communities, you'll enjoy quick access to the community pool, beaches, launch ramps, and all the fun the island has to offer. This is low-maintenance, turnkey Havasu living at its best! Seller is motivated.

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 17 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: $15,579
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,600
• Taxable income: $7,306
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $5,993/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 value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior paint — slight fading

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the space and increases value
• Both replace bathroom fixtures — modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior paint · slight fading	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the space and increases value ↑
• Both replace bathroom fixtures — modernizes the space and increases 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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• Metro: Lake Havasu City-Kingman, 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

-15.4% since first listed

6 events — show timeline

• 2026-04-09 Relisted — LHAR
• 2026-04-06 Pending — LHAR
• 2026-03-05 Price Changed $55,000 LHAR
• 2026-01-17 Relisted — LHAR
• 2026-01-03 Pending — LHAR
• 2025-11-13 Listed $65,000 LHAR