2960 Silver Creek Rd #36 · Bullhead City, AZ 86442

$77,500

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 206 Days on market

Built 1990 Est $145k · 46% under

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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
• 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

What a beauty. Nothing to do but Move right in. Lots of updates. Well maintained and decorated. Large kitchen with nice dining area. Stainless Steel applicances in kitchen. Refrigerator, washer, dryer all remain in home. Master bedroom suite. Guest Bedroom. In house laundry with extra refrigerator and desk area. Finished lare enclosed Arizona Room adds another 300 square fee with craft room. Additional Storage shed at end of covered carport. Must see this to appreciate. Come and enjoy the easy life in this 55+ community with pool and community center. Located on Bullhead Parkway with easy drive to medical, grocery and Laughlin Entertainment.

Key facts

• Ample cabinetry
• Covered carport
• Covered patio area

Tags

• UPDATED OVERSIZED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• COVERED CARPORT
• ATTACHED STORAGE SHED
• COVERED PATIO AREA

Property features AI

Finance

• Other: Zoning: RP District Residential Park
• Financial info: Land is leased
• HOA & community: Senior community; Community pool; Community clubhouse

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Land is leased
• Home design: Manufactured home (double wide); Faces east
• Construction: Shingle roof; Built by canyon crest; Mobile home dimensions approximately 24' x 58'
• Exterior features: Covered enclosed patio; Patio; Community pool; Clubhouse; Shed(s); Has view; Paved road; Private maintained road

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator; Disposal; Water purifier
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Vaulted ceilings; Window coverings; Furnished; Electric freestanding fireplace
• Laundry & utility: Washer; Dryer; Common area laundry; Electric dryer hookup; Indoor laundry; Water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 6 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 $536 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 + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $18k (18%) 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 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.85% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $144,768
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Silver Creek Rd #174	0.00mi	3/2.0 (+1)	1,344 (-3%)	2mo	$115,000	$86	88
2960 Silver Creek Rd #49	0.07mi	2/2.0	1,248 (-10%)	16mo	$130,000	$104	66
2960 Silver Creek Rd #201	0.07mi	2/2.0	1,248 (-10%)	23mo	$95,000	$76	61
2700 Calle De Mercado	0.63mi	3/2.0 (+1)	1,344 (-3%)	3mo	$205,000	$153	58
2960 Silver Creek Rd Rd #192	0.07mi	2/2.0	1,600 (+15%)	20mo	$25,000	$16	55
2784 Paloma Senda	0.43mi	3/2.0 (+1)	1,344 (-3%)	18mo	$180,400	$134	54
2701 Avenida Grande	0.63mi	3/2.0 (+1)	1,456 (+5%)	13mo	$278,500	$191	47

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: 24.8%
• Equity multiple: 1.98×
• Total profit: $21,296
• Equity at exit: $11,556

10-year hold

• IRR: 30.6%
• Equity multiple: 3.37×
• Total profit: $51,369
• Equity at exit: $6,701

Cash invested: $21,700 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $597

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 53%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	13d	10	0.68mi
2665 Calle De Mercado Unit 10 Bullhead City, AZ	2.0	2.5	1198	$1,295	$1.08	13d	1	0.73mi
1717 El Cazador Bullhead City, AZ	3.0	2.0	1354	$1,600	$1.18	13d	1	0.97mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	13d	13	1.37mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	13d	6	1.38mi
2440 Tapatio Dr Bullhead City, AZ	3.0	2.0	1615	$1,599	$0.99	21d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $77,500 Active 206 DOM
2. 2026-06-17
   days on market $77,500 Active 205 DOM
3. 2026-06-16
   pricedays on market $77,500 Active 204 DOM
4. 2026-06-15
   days on market $82,500 Active 203 DOM
5. 2026-06-14
   days on market $82,500 Active 201 DOM
6. 2026-06-13
   days on market $82,500 Active 200 DOM
7. 2026-06-10
   days on market $82,500 Active 198 DOM
8. 2026-06-09
   days on market $82,500 Active 197 DOM
9. 2026-06-08
   days on market $82,500 Active 196 DOM
10. 2026-06-07
    days on market $82,500 Active 195 DOM
11. 2026-06-05
    days on market $82,500 Active 192 DOM
12. 2026-06-02
    days on market $82,500 Active 190 DOM
13. 2026-06-01
    days on market $82,500 Active 189 DOM
14. 2026-05-31
    days on market $82,500 Active 188 DOM
15. 2026-05-30
    days on market $82,500 Active 187 DOM
16. 2026-04-28
    price $82,500
17. 2026-04-08
    price $89,000
18. 2025-12-30
    status Active
19. 2025-12-11
    status Pending
20. 2025-11-06
    listed $95,000 Active
21. 2021-05-13
    soldstatus $75,000 649-char remark

    Show marketing remark (649 chars)

    What a beauty. Nothing to do but Move right in. Lots of updates. Well maintained and decorated. Large kitchen with nice dining area. Stainless Steel applicances in kitchen. Refrigerator, washer, dryer all remain in home. Master bedroom suite. Guest Bedroom. In house laundry with extra refrigerator and desk area. Finished lare enclosed Arizona Room adds another 300 square fee with craft room. Additional Storage shed at end of covered carport. Must see this to appreciate. Come and enjoy the easy life in this 55+ community with pool and community center. Located on Bullhead Parkway with easy drive to medical, grocery and Laughlin Entertainment.

22. 2021-03-22
    listed $75,000 649-char remark

    Show marketing remark (649 chars)

    What a beauty. Nothing to do but Move right in. Lots of updates. Well maintained and decorated. Large kitchen with nice dining area. Stainless Steel applicances in kitchen. Refrigerator, washer, dryer all remain in home. Master bedroom suite. Guest Bedroom. In house laundry with extra refrigerator and desk area. Finished lare enclosed Arizona Room adds another 300 square fee with craft room. Additional Storage shed at end of covered carport. Must see this to appreciate. Come and enjoy the easy life in this 55+ community with pool and community center. Located on Bullhead Parkway with easy drive to medical, grocery and Laughlin Entertainment.

ⓘ 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: $17,207
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,255
• Taxable income: $6,308
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,652/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

+10.0% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $82,500 WARDEX
• 2026-04-08 Price Changed $89,000 WARDEX
• 2025-12-30 Relisted — WARDEX
• 2025-12-11 Pending — WARDEX
• 2025-11-06 Listed $95,000 WARDEX
• 2021-05-13 Sold (MLS) $75,000 WARDEX
• 2021-03-22 Listed $75,000 WARDEX