325 W State Route 89a -- #7 · Cottonwood, AZ 86326

$48,500

2 bd · 1.0 ba · 784 sqft · Manufactured · 67 Days on market

Built 1979 Good condition Est $44k · 10% over ↓ 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• ARV discount +2.8/15.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for comfort, convenience, and a great location? This charming 2 bedroom, 1 bath home in the El Rio de Oro 55+ community has it all. The home features light wood laminate flooring, a beautiful custom live edge wood breakfast bar with rustic wood paneling, and a kitchen with modern stainless steel appliances, and stylish blue cabinetry. The space is both functional and full of charm, with thoughtful finishes and unique lighting fixtures. Outside, there's a covered carport and an additional storage shed for all your extras. Verde Valley Medical Center is directly across the street making medical visits and appointments easy and accessible. You're also just minutes away from Fry's, Walm

Key facts

• Community pool
• Covered carport
• Community spa

Tags

• BLUE CABINETRY
• COVERED CARPORT
• ADDITIONAL STORAGE SHED
• COMMUNITY POOL
• COMMUNITY SPA
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• HOA & community: No association fees; Community pool; Monthly land lease of $807

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer (also listed as none); Land lease in place
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Metal siding; Other construction materials; Rolled/hot mop roof
• Exterior features: Private pool; Shed(s); No fencing; Red rocks/boulders and mountain views; Road maintenance agreement

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: Up to 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Evaporative cooling
• Interior features: Eat-in kitchen; Breakfast bar; Full bath in primary bedroom; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $929 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.3% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Creek Elementary School (math 22% / reading 37%, grade F, #548 of 1,109 statewide, top 51%, 235 students, 63% FRL).
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $335 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $45,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.30% ✓
• Cap rate: 29.27%
• Cash-on-cash: 82.05%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $43,904
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 W State Route 89a -- #72	0.06mi	2/1.5	729 (-7%)	1mo	$24,900	$34	82
325 State Route 89a #17	0.00mi	2/1.5	840 (+7%)	15mo	$70,000	$83	74
325 State Route 89a #14	0.00mi	1/1.0 (-1)	872 (+11%)	13mo	$49,000	$56	66

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: 78.9%
• Equity multiple: 4.43×
• Total profit: $46,617
• Equity at exit: $7,232

10-year hold

• IRR: 81.7%
• Equity multiple: 8.27×
• Total profit: $98,727
• Equity at exit: $4,193

Cash invested: $13,580 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $929

Break-even live

Break-even rent $424

Max offer price $48,500

Occupancy floor 37%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,700	$1.67	13d	1	0.75mi
920 S 6th St Cottonwood, AZ	2.0	1.0	1000	$1,660	$1.66	13d	1	0.90mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	21d	1	0.95mi
1322 Marauder Dr Cottonwood, AZ	2.0	1.5	995	$1,510	$1.52	13d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $48,500 Active 67 DOM
2. 2026-06-17
   days on market $48,500 Active 66 DOM
3. 2026-06-16
   days on market $48,500 Active 65 DOM
4. 2026-06-15
   days on market $48,500 Active 64 DOM
5. 2026-06-14
   days on market $48,500 Active 62 DOM
6. 2026-06-13
   days on market $48,500 Active 61 DOM
7. 2026-06-10
   days on market $48,500 Active 59 DOM
8. 2026-06-09
   days on market $48,500 Active 58 DOM
9. 2026-06-08
   days on market $48,500 Active 57 DOM
10. 2026-06-07
    days on market $48,500 Active 56 DOM
11. 2026-06-05
    days on market $48,500 Active 53 DOM
12. 2026-06-03
    days on market $48,500 Active 52 DOM
13. 2026-06-02
    days on market $48,500 Active 51 DOM
14. 2026-06-01
    days on market $48,500 Active 50 DOM
15. 2026-05-31
    days on market $48,500 Active 49 DOM
16. 2026-05-30
    days on market $48,500 Active 48 DOM
17. 2026-04-12
    listed $48,500 Active
18. 2026-04-05
    historical
19. 2025-10-21
    status Active
20. 2025-10-20
    listed Under Contract Accepting Backups
21. 2025-04-11
    listed $48,500
22. 2025-02-25
    historical
23. 2024-04-18
    listed $68,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 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: $19,196
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,411
• Taxable income: $11,027
• Est. tax owed @ 24.0%: −$2,646
• After-tax cash flow: $8,496/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 80/100 Cosmetic rehab

This home is in good condition with no major repairs needed. It has a good curb appeal and is move-in ready. The home has a good location and is in a desirable community.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the home's value.
• Both Replace the carpet with hardwood flooring — Replacing the carpet with hardwood flooring will increase the home's value and make it more appealing to potential buyers.
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the home's value. ↑
• Both Replace the carpet with hardwood flooring — Replacing the carpet with hardwood flooring will increase the home's value and make it more appealing to potential buyers. ↑
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and increase its rental 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

-28.7% since first listed

7 events — show timeline

• 2026-04-12 Listed $48,500 ARMLS
• 2026-04-05 Listing Removed — ARMLS
• 2025-10-21 Relisted — ARMLS
• 2025-10-20 Listed — ARMLS
• 2025-04-11 Listed $48,500 ARMLS
• 2025-02-25 Listing Removed — ARMLS
• 2024-04-18 Listed $68,000 ARMLS