3676 N Avra Rd · Golden Valley, AZ 86413

$129,900

4 bd · 2.0 ba · 1,175 sqft · Manufactured · 454 Days on market

Built 2001 Good condition 1.02 ac lot $111/sqft · 33% below area Est $195k · 33% under ↓ 28% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

4 bedrooms, 2 bathroom, single wide mobile home on an acre lot, split floor plan with open floor plan connects to the kitchen, dining area & the living area. Laminate flooring throughout. Furnace heater to keep the house warm in the winter, window units for cooler summer. Plenty of windows and natural lights. House is all on electric so no hassle with propane. Refrigerator, washer and dryer are included in the sale. Master suite with a large master bathroom. Great view from all direction of the house. "Owner carry" terms available.

Key facts

• 1.02 acre lot
• Built 2001
• Listed 453 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.8% in Golden 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 57/100 on livability (#233 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime D-.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 832 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $195,000
• List price: $129,900
• Delta: -33.38%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3689 N Avra Rd	0.06mi	3/2.0 (-1)	1,350 (+15%)	5mo	$195,000	$144	64
3720 N Hope Rd	0.65mi	3/2.0 (-1)	1,152 (-2%)	2mo	$224,900	$195	59
3577 N Avra Rd	0.24mi	3/2.0 (-1)	1,077 (-8%)	19mo	$169,900	$158	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $84,765
• Equity at exit: $117,024

10-year hold

• IRR: 25.7%
• Equity multiple: 7.56×
• Total profit: $238,653
• Equity at exit: $252,367

Cash invested: $36,372 (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 86413

• Home prices YoY: 4.5%
• Active inventory: 832
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $220

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $310	-5% $265	+0% $220	+5% $175	+10% $130
Rent	-10% $108	-5% $164	+0% $220	+5% $276	+10% $331
Rate	-1.0pp $285	-0.5pp $253	base $220	+0.5pp $186	+1.0pp $152

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $129,900 Active 454 DOM
2. 2026-06-18
   days on market $129,900 Active 451 DOM
3. 2026-06-17
   days on market $129,900 Active 450 DOM
4. 2026-06-16
   days on market $129,900 Active 449 DOM
5. 2026-06-15
   days on market $129,900 Active 448 DOM
6. 2026-06-14
   days on market $129,900 Active 446 DOM
7. 2026-06-13
   days on market $129,900 Active 445 DOM
8. 2026-06-10
   days on market $129,900 Active 443 DOM
9. 2026-06-09
   days on market $129,900 Active 442 DOM
10. 2026-06-08
    days on market $129,900 Active 441 DOM
11. 2026-06-07
    days on market $129,900 Active 440 DOM
12. 2026-06-05
    days on market $129,900 Active 437 DOM
13. 2026-06-03
    days on market $129,900 Active 436 DOM
14. 2026-06-02
    days on market $129,900 Active 435 DOM
15. 2026-06-01
    days on market $129,900 Active 434 DOM
16. 2026-05-31
    days on market $129,900 Active 433 DOM
17. 2026-05-30
    days on market $129,900 Active 432 DOM
18. 2026-02-17
    price $129,900 553-char remark

    Show marketing remark (553 chars)

    4 bedrooms, 2 bathroom, single wide mobile home on an acre lot, split floor plan with open floor plan connects to the kitchen, dining area & the living area. Laminate flooring throughout. Furnace heater to keep the house warm in the winter, window units for cooler summer. Plenty of windows and natural lights. House is all on electric so no hassle with propane. Refrigerator, washer and dryer are included in the sale. Master suite with a large master bathroom. Great view from all direction of the house. "Owner carry" terms available.

19. 2025-07-30
    price $139,900 553-char remark

    Show marketing remark (553 chars)

    4 bedrooms, 2 bathroom, single wide mobile home on an acre lot, split floor plan with open floor plan connects to the kitchen, dining area & the living area. Laminate flooring throughout. Furnace heater to keep the house warm in the winter, window units for cooler summer. Plenty of windows and natural lights. House is all on electric so no hassle with propane. Refrigerator, washer and dryer are included in the sale. Master suite with a large master bathroom. Great view from all direction of the house. "Owner carry" terms available.

20. 2025-05-11
    price $149,900 553-char remark

    Show marketing remark (553 chars)

    4 bedrooms, 2 bathroom, single wide mobile home on an acre lot, split floor plan with open floor plan connects to the kitchen, dining area & the living area. Laminate flooring throughout. Furnace heater to keep the house warm in the winter, window units for cooler summer. Plenty of windows and natural lights. House is all on electric so no hassle with propane. Refrigerator, washer and dryer are included in the sale. Master suite with a large master bathroom. Great view from all direction of the house. "Owner carry" terms available.

21. 2025-03-25
    listed $160,000 Active 553-char remark

    Show marketing remark (553 chars)

    4 bedrooms, 2 bathroom, single wide mobile home on an acre lot, split floor plan with open floor plan connects to the kitchen, dining area & the living area. Laminate flooring throughout. Furnace heater to keep the house warm in the winter, window units for cooler summer. Plenty of windows and natural lights. House is all on electric so no hassle with propane. Refrigerator, washer and dryer are included in the sale. Master suite with a large master bathroom. Great view from all direction of the house. "Owner carry" terms available.

22. 2024-05-29
    status Active
23. 2024-05-09
    status Pending
24. 2024-03-23
    listed $160,000 Active
25. 2024-01-25
    price $160,000
26. 2023-11-29
    status Active
27. 2023-11-21
    historical $1,310
28. 2023-11-13
    listed $180,000 Active
29. 2023-10-20
    listed $1,310
30. 2023-08-28
    listed $180,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°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: $16,974
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,779
• Taxable income: $605
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,492/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home is in good condition with a good layout and ample natural light. It has laminate flooring and wooden cabinets, making it move-in ready. However, landscaping and curb appeal improvements can further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintainable
• Both Upgrading HVAC system — Modern HVAC can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintainable ↑
• Both Upgrading HVAC system — Modern HVAC can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Golden Valley

• Score: 57/100
• State rank: #233
• US rank: #22102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Valley, AZ
• City population: 12,075
• Population (ZIP): 12,075

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 11% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Arabic 1%

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: ▲ 15.34%
• Current HPI: 354.9906
• Rent YoY: —
• Metro: —
• 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

-27.8% since first listed

13 events — show timeline

• 2026-02-17 Price Changed $129,900 WARDEX
• 2025-07-30 Price Changed $139,900 WARDEX
• 2025-05-11 Price Changed $149,900 WARDEX
• 2025-03-25 Listed $160,000 WARDEX
• 2024-05-29 Relisted — WARDEX
• 2024-05-09 Pending — WARDEX
• 2024-03-23 Listed $160,000 WARDEX
• 2024-01-25 Price Changed $160,000 WARDEX
• 2023-11-29 Relisted — WARDEX
• 2023-11-21 Rental Removed $1,310 WARDEX
• 2023-11-13 Listed $180,000 WARDEX
• 2023-10-20 Listed for Rent $1,310 WARDEX
• 2023-08-28 Listed $180,000 WARDEX