2350 Adobe Road #293 Rd · Bullhead City, AZ 86442

$179,900

2 bd · 2.5 ba · 1,600 sqft · Manufactured · 381 Days on market

Built 2016 4,950 sqft lot Est $150k · 20% over

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the many extras in this home and many amenities of this premier 55+ gated community. This large over 1600 square foot home is ready to move in The spacious kitchen offers an eat-in kitchen nook, pantry, breakfast bar, all applicances and open to the living and dining room. The dining room is just off the kitchen for convenient entertaining. The living room offers lots of room for your furniture of choice. The office/den is located conveniently off the living room. There is a utility room with washer/dryer and door to the carport and a 1/2 bath for easy access when coming in from outside. The guest bedroom is across from the guest bath. A big bonus is the walk-in tub/shower for safe

Key facts

• Gated community
• Community center
• Exercise room

Tags

• GATED COMMUNITY
• EAT IN KITCHEN NOOK
• WALK IN TUB SHOWER
• COMMUNITY CENTER
• EXERCISE ROOM

Property features AI

Finance

• Other: Zoning: R1FB (Single-family factory built)
• Financial info: Land is leased
• HOA & community: Gated community with clubhouse, fitness center, pool and curbs; Senior community

Exterior

• Parking: Information not provided
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Manufactured home (double wide); Built by Cavco; Entry includes breakfast bar and open dining area
• Construction: Double wide manufactured home; Shingle roof
• Exterior features: Shingle roof; No fencing; Community pool; Water-smart landscaping; Private maintained road; Lot dimensions approximately 45 x 110; Pets allowed

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Breakfast bar; Pantry; Laminate counters
• Bedrooms: Walk-in closet(s)
• Flooring: Laminate counters (kitchen surfaces)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate counters; Open floor plan; Pantry; Walk-in closet(s); Window coverings; Water softener
• Laundry & utility: Washer; Dryer; Electric dryer hookup inside; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $29 ($344/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 $161k (10.5% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 40% 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 381 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) 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 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 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. 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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $150,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 Adobe Rd #262	0.00mi	2/2.0	1,600 (0%)	16mo	$155,000	$97	85
2350 Adobe Rd #130	0.11mi	3/2.0 (+1)	1,620 (+1%)	1mo	$132,500	$82	84
2350 Adobe Rd #239	0.00mi	2/2.0	1,497 (-6%)	5mo	$165,000	$110	83
2350 Adobe Road #119 Rd #119	0.11mi	2/2.0	1,497 (-6%)	0mo	$125,000	$84	82
2350 Adobe Rd #267	0.00mi	2/2.0	1,553 (-3%)	20mo	$144,900	$93	76
2350 Adobe Road #30 Rd	0.00mi	2/2.0	1,400 (-12%)	2mo	$115,000	$82	76
2350 Adobe Road #191 Rd	0.21mi	2/2.0	1,497 (-6%)	2mo	$140,000	$94	76
2350 Adobe Rd #6	0.00mi	2/2.0	1,400 (-12%)	4mo	$100,000	$71	74
2350 Adobe Rd #281	0.00mi	2/2.0	1,680 (+5%)	23mo	$179,500	$107	71
2350 Adobe Rd #122	0.00mi	2/2.0	1,497 (-6%)	20mo	$150,000	$100	70
2350 Adobe Rd Unit F2	0.00mi	3/2.0 (+1)	1,497 (-6%)	18mo	$167,000	$112	68
2350 Adobe Rd #19	0.00mi	2/2.0	1,377 (-14%)	9mo	$88,000	$64	67

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-32,017
• Equity at exit: $26,824

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-43,662
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $29

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 93%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Adobe Rd Unit 29 Bullhead City, AZ	2.0	2.0	1097	$1,350	$1.23	13d	1	0.27mi
2434 Wilder Rd Bullhead City, AZ	3.0	2.0	1633	$1,800	$1.10	13d	1	0.48mi
2437 Wilder Rd Bullhead City, AZ	2.0	2.0	1614	$1,800	$1.12	13d	1	0.51mi
2164 Hijolly Dr Bullhead City, AZ	3.0	2.0	1542	$1,750	$1.13	13d	1	1.25mi
2634 Discovery Rd Bullhead City, AZ	2.0	2.5	2180	$1,750	$0.80	13d	1	1.26mi
2690 Sanctuary Dr Bullhead City, AZ	3.0	2.5	2180	$2,500	$1.15	21d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 381 DOM
2. 2026-06-17
   days on market $179,900 Active 380 DOM
3. 2026-06-16
   days on market $179,900 Active 379 DOM
4. 2026-06-15
   days on market $179,900 Active 378 DOM
5. 2026-06-14
   days on market $179,900 Active 376 DOM
6. 2026-06-13
   days on market $179,900 Active 375 DOM
7. 2026-06-10
   days on market $179,900 Active 373 DOM
8. 2026-06-09
   days on market $179,900 Active 372 DOM
9. 2026-06-08
   days on market $179,900 Active 371 DOM
10. 2026-06-07
    days on market $179,900 Active 370 DOM
11. 2026-06-05
    days on market $179,900 Active 367 DOM
12. 2026-06-02
    days on market $179,900 Active 365 DOM
13. 2026-06-01
    days on market $179,900 Active 364 DOM
14. 2026-05-31
    days on market $179,900 Active 363 DOM
15. 2026-05-30
    days on market $179,900 Active 362 DOM
16. 2026-04-21
    price $179,900
17. 2025-12-04
    status Active
18. 2025-05-21
    listed $189,900 Active
19. 2018-02-19
    listed $99,995

ⓘ 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 6 d/yr ≥114°F today · 13 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: $19,321
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$5,233
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $987/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

+79.9% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $179,900 WARDEX
• 2025-12-04 Relisted — WARDEX
• 2025-05-21 Listed $189,900 WARDEX
• 2018-02-19 Listed $99,995 WARDEX