2839 W Kings Hwy · Prescott Valley, AZ 86314

$125,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 31 Days on market

Built 1982 8,712 sqft lot Est $221k · 43% 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 +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY BEING SOLD AS-IS. SINGLE WIDE WITH ADD-ON, HOME NEEDS WORK, 3 BDRMS, 2 BATHS, LIVING ROOM, OFFICE/DEN, HOBBY ROOM, STORAGE AREA AND 2 SHEDS. ALL APPLIANCES AND FURNISHINGS CONVEY. LOCATED CLOSE TO SHOPPING AND RESTAURANTS.

Key facts

• Rv parking
• Covered shaded porch
• Mature shade trees

Tags

• OPEN LIVING AND DINING AREA
• DEDICATED LAUNDRY ROOM
• HOME OFFICE WORKSPACE
• COVERED SHADED PORCH
• MATURE SHADE TREES
• RV PARKING

Property features AI

Finance

• Other: Lot approximately 0.2 acre (owner reported); County road frontage on a paved road (county maintains road); Zoned R1-01; Views; level topography; Subdivision: Castle Canyon Mesa
• HOA & community: Not a senior community

Exterior

• Parking: RV garage/parking available; Driveway parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic (WWT - Septic Conv); Electricity available (220 volts); Natural gas available; Underground utilities; Natural gas water heater
• Home design: Residential manufactured home (single wide); One-story
• Construction: Steel frame construction; Rolled/hot mop and rubber roofing; Piers foundation; Built as a manufactured home
• Exterior features: Covered patio/porch; Circular, dirt and gravel driveway; Front landscaping; Level entry; Native vegetation (Juniper/Pinon); Shed(s)

Interior

• Kitchen: Gas range; Microwave; Oven; Range; Refrigerator
• Bedrooms: 5 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 total bathrooms (1 full, 1 three-quarter)
• Heating & cooling: Natural gas heating; Wall furnace; Evaporative cooling
• Interior features: Eat-in kitchen and kitchen/dining combo; Laminate counters; Living on one level; Master bedroom on the main level; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Washer/dryer hookup; Laundry room; Workshop/utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 447 active listings in the ZIP; 5 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 34% of the median local income ($69k/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 $864 of loan paydown is wiped out by about $4k 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 + 1.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $125k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.33%
• DSCR: 2.26
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $220,836
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 N Queen St	0.29mi	3/2.0	842 (-9%)	5mo	$250,000	$297	68
3200 N Date Creek Dr	0.49mi	2/1.0 (-1)	911 (-1%)	19mo	$218,000	$239	50
3359 N Treasure Dr	0.54mi	3/2.0	981 (+6%)	21mo	$150,000	$153	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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.81×
• Total profit: $28,367
• Equity at exit: $18,638

10-year hold

• IRR: 27.3%
• Equity multiple: 3.19×
• Total profit: $76,670
• Equity at exit: $10,808

Cash invested: $35,000 (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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 447
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$656
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $826

Break-even live

Break-even rent $933

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2809 N Superstition Ln Apt D Prescott Valley, AZ	2.0	2.0	1013	$1,600	$1.58	43d	1	0.31mi
2809 N Superstition Ln Apt A Prescott Valley, AZ	2.0	2.0	1013	$1,495	$1.48	13d	1	0.31mi
5805 Market St Prescott Valley, AZ	1.0–3.0	1.0–2.0	1015	$2,465	$2.43	13d	1	0.39mi
5700 Market St Prescott Valley, AZ	1.0–3.0	1.0–2.0	936	$1,992	$2.13	13d	20	0.44mi
3131 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	935	$1,985	$2.12	13d	33	1.30mi

Listing history 7 events

1. 2026-06-18
   days on market $125,000 Active 31 DOM
2. 2026-06-17
   days on market $125,000 Active 30 DOM
3. 2026-06-16
   days on market $125,000 Active 29 DOM
4. 2026-06-15
   days on market $125,000 Active 28 DOM
5. 2026-06-14
   days on market $125,000 Active 26 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $125,000 Active 25 DOM

ⓘ 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: $354 · $30/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$471/yr (+$39/mo · 132.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 17 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: $23,750
• − Mortgage interest: −$7,002
• − Property taxes: −$354
• − Insurance: −$625
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$3,636
• Taxable income: $8,332
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $7,917/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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• 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

+332.5% since first listed

11 events — show timeline

• 2026-06-10 Price Changed $125,000 PAARMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $140,000 PAARMLS as Distributed by MLS Grid
• 2026-05-18 Listed $150,000 PAARMLS as Distributed by MLS Grid
• 2023-02-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2022-12-05 Price Changed $189,999 PAARMLS as Distributed by MLS Grid
• 2022-11-11 Price Changed $190,000 PAARMLS as Distributed by MLS Grid
• 2022-10-25 Listed $195,777 PAARMLS as Distributed by MLS Grid
• 2012-05-17 Sold (MLS) $22,500 PAARMLS as Distributed by MLS Grid
• 1998-12-04 Sold (MLS) $38,900 PAARMLS as Distributed by MLS Grid
• 1998-12-02 Sold (Public Records) $38,900 Public Records
• 1988-09-22 Sold (Public Records) $28,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $354 · +0.8% YoY. Source: county tax records.