1212 Baseline Rd · Bullhead City, AZ 86442

$90,000

2 bd · 2.0 ba · 1,047 sqft · Land public records · 38 Days on market

Built 1978 8,712 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Investor special in Bullhead City with incredible potential and views! This 2-bedroom, 2-bath manufactured home is ready for a full transformation and is perfect for a handyman, investor, or buyer looking to create their own vision. Positioned to capture beautiful views of the nearby mountains and the lights of Laughlin, NV, this property offers a unique setting to enjoy stunning Arizona sunsets right from your own viewing and sitting area. The home features covered parking on one side, a covered patio on the other, and ample space for RV or toy parking ideal for those who enjoy the Colorado River lifestyle. Conveniently located just minutes from Highway 95, you ll have easy access to shopp

Key facts

• Outdoor recreation
• Covered parking
• Covered patio

Tags

• COVERED PARKING
• COVERED PATIO
• AMPLE SPACE FOR RV PARKING
• EASY ACCESS TO SHOPPING
• NEARBY RIVER ACCESS
• OUTDOOR RECREATION

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured double-wide home; Residential property; Fixer condition; Entry areas include counters and casual dining
• Construction: Other roof type
• Exterior features: Covered patio; Patio; Chain link fencing; Has a view; Paved road access

Interior

• Kitchen: Galley-style kitchen; Laminate counters
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Laminate counters; Covered patio
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 24 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 33% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.46% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.53×
• Total profit: $13,325
• Equity at exit: $13,419

10-year hold

• IRR: 20.3%
• Equity multiple: 2.49×
• Total profit: $37,538
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$472
• Tax from tax record: −$29 /mo · $342/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $499

Break-even live

Break-even rent $681

Max offer price $90,000

Occupancy floor 57%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Ramar Rd Unit C21 Bullhead City, AZ	2.0	2.0	858	$1,200	$1.40	13d	1	0.11mi
1190 Ramar Rd Unit F52 Bullhead City, AZ	2.0	1.0	846	$1,000	$1.18	13d	1	0.11mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	21d	1	0.11mi
1389 Trane Rd Bullhead City, AZ	3.0	2.0	1409	$2,050	$1.45	13d	1	0.29mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	8d	1	0.30mi
1066 Mobile Ln Bullhead City, AZ	2.0	2.0	931	$1,250	$1.34	13d	1	0.30mi
1344 Park Ln Bullhead City, AZ	2.0	2.0	1400	$1,500	$1.07	13d	1	0.41mi
1340 Gemstone Ave Bullhead City, AZ	2.0	1.0	1260	$1,800	$1.43	13d	1	0.42mi
1044 Paradise Dr Bullhead City, AZ	3.0	1.5	1320	$1,450	$1.10	13d	1	0.46mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	13d	1	0.51mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	13d	1	0.81mi
1800 Club House Dr Unit K90 Bullhead City, AZ	2.0	1.5	1156	$1,800	$1.56	13d	1	0.92mi
1800 Club House Dr Unit 28 Bullhead City, AZ	2.0	2.0	1174	$2,500	$2.13	13d	1	0.94mi
1453 Luna Ln Bullhead City, AZ	2.0	1.0	1050	$1,500	$1.43	13d	1	1.00mi
652 Holly St Bullhead City, AZ	3.0	2.0	1200	$1,500	$1.25	13d	1	1.03mi
1486 Plata Dr Bullhead City, AZ	3.0	2.0	1242	$1,800	$1.45	13d	1	1.17mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	13d	1	1.26mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	13d	1	1.27mi
1682 Colina Dr Bullhead City, AZ	2.0	2.0	1328	$1,700	$1.28	13d	1	1.34mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	13d	1	1.35mi
1188 Juanita Ln Bullhead City, AZ	3.0	2.0	1423	$1,900	$1.34	13d	1	1.41mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	13d	1	1.44mi
1235 Navajo Dr Bullhead City, AZ	2.0	1.0	800	$925	$1.16	13d	1	1.48mi
1277 Navajo Dr Unit 10 Bullhead City, AZ	2.0	1.0	800	$850	$1.06	13d	1	1.50mi

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-03-28
   listed $90,000 Active
3. 1991-02-06
   soldstatus $55,000

ⓘ 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: $342 · $29/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$252/yr (+$21/mo · 73.5%)

ⓘ 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 4/10 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: $15,753
• − Mortgage interest: −$5,041
• − Property taxes: −$342
• − Insurance: −$450
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,618
• Taxable income: $4,781
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,842/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

+63.6% since first listed

3 events — show timeline

• 2026-05-05 Pending — WARDEX
• 2026-03-28 Listed $90,000 WARDEX
• 1991-02-06 Sold (Public Records) $55,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $342 · +3.2% YoY. Source: county tax records.