2960 Silver Creek Rd #8 · Bullhead City, AZ 86442

$55,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 165 Days on market

Built 1978 3,825 sqft lot Est $66k · 16% under $590/mo HOA · 46% of rent ↓ 11% since listing

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Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +5.4/10.0
• Livability +3.2/5.0
• 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

Look No Further!!! Enjoy unobstructed sunsets from the comfort of your screened in Arizona Room here at Longridge Park, Bullhead Cities Premiere 55+ Active Adult Mobile Home Park. Located just minutes from Laughlin casinos, the Colorado River, and Lake Mohave. This well maintained home shows pride of ownership! Situated on a desirable outside row within the park offering a great mountain view. This cozy 2 bedroom comes fully furnished and equipped for all of your housing needs. Features include newer roof w/ warranty, covered carport, utility room, water softener, and much more! 2nd bedroom can be used as a living space, hobby room, or game room. Community amenities include a swimming pool, hot tub, clubhouse, library, billiard room, laundry facility and mail room. This could be your perfect Arizona home. Hurry. .. This won't last long.

Key facts

• Laminate flooring
• Newer kitchen
• Newer appliances

Tags

• MOVE IN READY
• LAMINATE FLOORING
• NEWER KITCHEN
• GRANITE COUNTERTOPS
• FARM SINK
• NEWER APPLIANCES

Property features AI

Finance

• Other: Zoned R1FB (single-family factory built); Lot dimensions approximately 45 x 85; Elevation about 1,020 ft
• HOA & community: Homeowners association with monthly fee of $590; Land is leased

Exterior

• Parking: Attached carport; One carport space
• Utilities: Public water; Public sewer; Natural gas available; Underground utilities
• Home design: Manufactured single-wide home; Residential property; Entry area includes ceiling fan and granite counters; Located within a senior community
• Construction: Membrane roof
• Exterior features: Community pool; Clubhouse; Shed(s); No fencing; Water-smart landscaping; Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Granite counters; Water purifier
• Bedrooms: Includes walk-in closet(s)
• Flooring: Carpet; Laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Granite counters; Walk-in closets; Window coverings; Furnished; Accessible full bathroom
• Laundry & utility: Washer and dryer included; Laundry area inside and in a common area; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $41 ($491/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 7.2% 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, crime D-.
• 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.
• Zoned schools: Sunrise Elementary (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 434 students, 77% FRL); Fox Creek Jr High School (math 12% / reading 17%, grade F, #160 of 218 statewide, top 75%, 516 students, 65% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% 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 $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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: extreme-heat days projected 5→11/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 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.33% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $65,660
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Silver Creek Rd #98	0.00mi	2/2.0	900 (-8%)	15mo	$60,000	$67	70
2960 Silver Creek Rd #23	0.44mi	2/2.0	840 (-14%)	3mo	$50,000	$60	49

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: -19.2%
• Equity multiple: 0.37×
• Total profit: $-9,674
• Equity at exit: $8,201

10-year hold

• IRR: -59.3%
• Equity multiple: -0.17×
• Total profit: $-18,011
• 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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 713
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$590
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $41

Break-even live

Break-even rent $1,228

Max offer price $55,000

Occupancy floor 92%

Sensitivity live

Price	-10% $79	-5% $60	+0% $41	+5% $22	+10% $3
Rent	-10% $-60	-5% $-10	+0% $41	+5% $91	+10% $142
Rate	-1.0pp $69	-0.5pp $55	base $41	+0.5pp $27	+1.0pp $12

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Colibri Ct Bullhead City, AZ	2.0	1.0	720	$950	$1.32	15d	1	0.44mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	15d	10	0.70mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	15d	6	1.42mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	15d	13	1.43mi

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: waterpool

Listing history 25 events

1. 2026-06-21
   days on market $55,000 Active 165 DOM
2. 2026-06-18
   days on market $55,000 Active 162 DOM
3. 2026-06-17
   pricedays on market $55,000 Active 161 DOM
4. 2026-06-16
   days on market $58,000 Active 160 DOM
5. 2026-06-15
   days on market $58,000 Active 159 DOM
6. 2026-06-14
   days on market $58,000 Active 157 DOM
7. 2026-06-13
   days on market $58,000 Active 156 DOM
8. 2026-06-10
   days on market $58,000 Active 154 DOM
9. 2026-06-09
   days on market $58,000 Active 153 DOM
10. 2026-06-08
    days on market $58,000 Active 152 DOM
11. 2026-06-07
    days on market $58,000 Active 151 DOM
12. 2026-06-05
    days on market $58,000 Active 148 DOM
13. 2026-06-02
    days on market $58,000 Active 146 DOM
14. 2026-06-01
    days on market $58,000 Active 145 DOM
15. 2026-05-31
    days on market $58,000 Active 144 DOM
16. 2026-05-30
    days on market $58,000 Active 143 DOM
17. 2026-05-12
    status Active
18. 2026-05-07
    historical Active Under Contract
19. 2026-03-11
    price $58,000
20. 2026-01-07
    listed $59,900 Active
21. 2023-11-16
    price $77,900
22. 2023-11-06
    price $79,900
23. 2023-09-21
    listed $82,300 Active
24. 2022-02-10
    soldstatus $60,000 848-char remark

    Show marketing remark (848 chars)

    Look No Further!!! Enjoy unobstructed sunsets from the comfort of your screened in Arizona Room here at Longridge Park, Bullhead Cities Premiere 55+ Active Adult Mobile Home Park. Located just minutes from Laughlin casinos, the Colorado River, and Lake Mohave. This well maintained home shows pride of ownership! Situated on a desirable outside row within the park offering a great mountain view. This cozy 2 bedroom comes fully furnished and equipped for all of your housing needs. Features include newer roof w/ warranty, covered carport, utility room, water softener, and much more! 2nd bedroom can be used as a living space, hobby room, or game room. Community amenities include a swimming pool, hot tub, clubhouse, library, billiard room, laundry facility and mail room. This could be your perfect Arizona home. Hurry. .. This won't last long.

25. 2021-11-29
    listed $65,000 848-char remark

    Show marketing remark (848 chars)

    Look No Further!!! Enjoy unobstructed sunsets from the comfort of your screened in Arizona Room here at Longridge Park, Bullhead Cities Premiere 55+ Active Adult Mobile Home Park. Located just minutes from Laughlin casinos, the Colorado River, and Lake Mohave. This well maintained home shows pride of ownership! Situated on a desirable outside row within the park offering a great mountain view. This cozy 2 bedroom comes fully furnished and equipped for all of your housing needs. Features include newer roof w/ warranty, covered carport, utility room, water softener, and much more! 2nd bedroom can be used as a living space, hobby room, or game room. Community amenities include a swimming pool, hot tub, clubhouse, library, billiard room, laundry facility and mail room. This could be your perfect Arizona home. Hurry. .. This won't last long.

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 11 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: $15,357
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − HOA: −$7,080
• − Depreciation: −$1,600
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $482/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

-10.8% since first listed

9 events — show timeline

• 2026-05-12 Relisted — WARDEX
• 2026-05-07 Contingent — WARDEX
• 2026-03-11 Price Changed $58,000 WARDEX
• 2026-01-07 Listed $59,900 WARDEX
• 2023-11-16 Price Changed $77,900 WARDEX
• 2023-11-06 Price Changed $79,900 WARDEX
• 2023-09-21 Listed $82,300 WARDEX
• 2022-02-10 Sold (MLS) $60,000 WARDEX
• 2021-11-29 Listed $65,000 WARDEX