2040 Swan Cv N · Bullhead City, AZ 86442

$179,000

1 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 36 Days on market

Built 1976 7,405 sqft lot Est $235k · 24% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 2 bath in a cul de sac. There is plenty of parking, trees, fully fenced, covered patios, newer A/C and Swamp Cooler. Roof is recently recoated and a ramp to front door. Primary bedroom has a walk in jetted tub/shower. Close to Colorado River.

Key facts

• Flexible space
• Covered carport
• Double lot

Tags

• DOUBLE LOT
• INDOOR LAUNDRY
• COVERED CARPORT
• FULLY FENCED YARD
• PRIVATE EXTERIOR ENTRANCES
• FLEXIBLE SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; Residential property
• Construction: Rolled/hot mop roof; Zoned R1MH (single family/mobile home)
• Exterior features: Chain link fencing around front and back yard; Irregular lot; Paved road access

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan cooling
• Interior features: Breakfast bar; Ceiling fans; Laminate counters; Window coverings
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $65 ($778/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (18.5% below list).
• Recommended offer: $146k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% 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, schools F.
• 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.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $125k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,854 (18.5% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $235,260
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Fox Dr	0.25mi	2/2.0 (+1)	1,327 (+2%)	3mo	$230,000	$173	75
1948 Avalon Dr	0.18mi	2/2.0 (+1)	1,358 (+4%)	24mo	$245,000	$180	56
438 Patillo Dr	0.24mi	2/2.0 (+1)	1,152 (-12%)	12mo	$164,999	$143	50
2111 Bermuda Dr	0.42mi	2/2.0 (+1)	1,123 (-14%)	3mo	$240,000	$214	46
319 Santa Maria Ave	0.48mi	1/1.5	1,190 (-9%)	18mo	$85,000	$71	45
1863 Del Norte Dr	0.45mi	2/2.0 (+1)	1,146 (-12%)	7mo	$231,500	$202	43
2128 Whitewater Dr	0.52mi	2/1.0 (+1)	1,134 (-13%)	16mo	$205,000	$181	35
664 Mimosa Trl	0.55mi	2/2.0 (+1)	1,465 (+12%)	15mo	$236,000	$161	33
1794 Artesia Dr	0.49mi	2/2.0 (+1)	1,122 (-14%)	15mo	$249,900	$223	32
2010 Bermuda Dr	0.63mi	2/2.0 (+1)	1,116 (-15%)	9mo	$219,900	$197	30
1775 Bluebonnet Blvd	0.54mi	2/2.0 (+1)	1,460 (+12%)	22mo	$234,500	$161	27

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-29,223
• Equity at exit: $26,689

10-year hold

• IRR: -14.7%
• Equity multiple: 0.26×
• Total profit: $-36,935
• Equity at exit: $15,477

Cash invested: $50,120 (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: 710
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$939
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $65

Break-even live

Break-even rent $1,377

Max offer price $179,000

Occupancy floor 91%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	2d	1	0.66mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	12d	1	0.66mi
287 Meander Dr Bullhead City, AZ	2.0	2.0	1152	$1,395	$1.21	11d	1	0.67mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	2d	1	0.86mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	13d	1	0.91mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	13d	1	0.92mi
384 Anna Cir Apt A Bullhead City, AZ	2.0	1.5	1515	$1,350	$0.89	13d	1	1.01mi
437 Riverfront Dr #5 Bullhead City, AZ	2.0	2.0	1362	$2,600	$1.91	21d	1	1.10mi
437 Riverfront Dr Unit 6 Bullhead City, AZ	2.0	1.5	1392	$2,400	$1.72	21d	1	1.10mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	21d	1	1.10mi
2460 Lakeside Dr Bullhead City, AZ	2.0	2.0	1061	$1,300	$1.23	13d	1	1.20mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	13d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $179,000 Active 36 DOM
2. 2026-06-17
   days on market $179,000 Active 35 DOM
3. 2026-06-16
   days on market $179,000 Active 34 DOM
4. 2026-06-15
   days on market $179,000 Active 33 DOM
5. 2026-06-14
   days on market $179,000 Active 31 DOM
6. 2026-06-13
   days on market $179,000 Active 30 DOM
7. 2026-06-10
   days on market $179,000 Active 28 DOM
8. 2026-06-09
   days on market $179,000 Active 27 DOM
9. 2026-06-08
   days on market $179,000 Active 26 DOM
10. 2026-06-07
    days on market $179,000 Active 25 DOM
11. 2026-06-05
    days on market $179,000 Active 22 DOM
12. 2026-06-02
    days on market $179,000 Active 20 DOM
13. 2026-06-01
    days on market $179,000 Active 19 DOM
14. 2026-05-31
    days on market $179,000 Active 18 DOM
15. 2026-05-30
    days on market $179,000 Active 17 DOM
16. 2026-05-13
    listed $179,000 Active
17. 2024-01-24
    historical $1,000
18. 2023-12-28
    listed $1,000
19. 2021-07-09
    soldstatus $125,000 248-char remark

    Show marketing remark (248 chars)

    2 bed 2 bath in a cul de sac. There is plenty of parking, trees, fully fenced, covered patios, newer A/C and Swamp Cooler. Roof is recently recoated and a ramp to front door. Primary bedroom has a walk in jetted tub/shower. Close to Colorado River.

20. 2021-05-09
    listed $125,000 248-char remark

    Show marketing remark (248 chars)

    2 bed 2 bath in a cul de sac. There is plenty of parking, trees, fully fenced, covered patios, newer A/C and Swamp Cooler. Roof is recently recoated and a ramp to front door. Primary bedroom has a walk in jetted tub/shower. Close to Colorado River.

21. 2019-01-07
    soldstatus $85,900
22. 2018-10-28
    listed $85,900
23. 2017-10-19
    listed $70,000
24. 2017-08-14
    soldstatus $45,000
25. 2017-07-04
    listed $36,000
26. 2016-10-13
    listed $65,000
27. 2015-04-21
    listed $75,000
28. 1995-03-07
    soldstatus $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $890 · $74/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$291/yr (+$24/mo · 32.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 16 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: $17,502
• − Mortgage interest: −$10,027
• − Property taxes: −$890
• − Insurance: −$895
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$5,207
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,334/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.

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

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 · 181,906 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: 1040.0

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 (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%

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

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

+316.3% since first listed

13 events — show timeline

• 2026-05-13 Listed $179,000 WARDEX
• 2024-01-24 Rental Removed $1,000 WARDEX
• 2023-12-28 Listed for Rent $1,000 WARDEX
• 2021-07-09 Sold (MLS) $125,000 WARDEX
• 2021-05-09 Listed $125,000 WARDEX
• 2019-01-07 Sold (MLS) $85,900 WARDEX
• 2018-10-28 Listed $85,900 WARDEX
• 2017-10-19 Listed $70,000 WARDEX
• 2017-08-14 Sold (MLS) $45,000 WARDEX
• 2017-07-04 Listed $36,000 WARDEX
• 2016-10-13 Listed $65,000 WARDEX
• 2015-04-21 Listed $75,000 WARDEX
• 1995-03-07 Sold (Public Records) $43,000 Public Records

Property tax history

+22.6%/yr

Latest (2025): $890 · +3.2% YoY. Source: county tax records.