1240 N Acacia Dr #40 · Quartzsite, AZ 85346

$36,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 195 Days on market

Built 1985 750 sqft lot ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Enjoy your stay in this 840 sq ft manufactured home. 2 bedrooms/2 bathrooms, breakfast bar, open floor plan. The covered deck wraps around the south and east sides of the home, providing a view of the sun rise over the eastern mountains. The home does need a little tender care. There are two metal storage sheds for your storage needs.

Key facts

• Covered deck
• Open floor plan
• View of the sun rise

Tags

• COVERED DECK
• BREAKFAST BAR
• METAL STORAGE SHEDS
• OPEN FLOOR PLAN
• VIEW OF THE SUN RISE

Property features AI

Finance

• Other: Located in a recreational vehicle park zoning
• Financial info: Land is leased

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home; Residential property; Single-level (manufactured) — 14 ft by 60 ft
• Construction: Frame construction; Metal roof; Built by Champion
• Exterior features: Deck; Shed(s); Level lot; Private maintained road

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; No cooling system
• Interior features: Breakfast bar; Wood flooring
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 2.3% in Quartzsite — 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 (#134 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Quartzsite Elementary District (4511) (rural): math 10% / reading 20% proficiency, ranked #405 of 501 in AZ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($249 loan paydown + $2k appreciation (5.2% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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. 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.
6. 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.
7. 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: 2.65% ✓
• Cap rate: 23.16%
• Cash-on-cash: 60.23%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $120,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 S Connor Ln	0.64mi	2/2.0	896 (+7%)	2mo	$70,000	$78	57
648 W Emerald Dr	0.61mi	2/1.0	944 (+12%)	6mo	$135,000	$143	42
690 W Granada Dr	0.56mi	3/2.0 (+1)	960 (+14%)	7mo	$90,000	$94	39
645 Desert Dr	0.61mi	3/1.5 (+1)	728 (-13%)	18mo	$150,000	$206	28

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

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.4%
• Equity multiple: 5.07×
• Total profit: $41,003
• Equity at exit: $20,896

10-year hold

• IRR: 65.1%
• Equity multiple: 10.52×
• Total profit: $95,913
• Equity at exit: $36,481

Cash invested: $10,080 (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 85346

• Home prices YoY: 3.6%
• Active inventory: 77
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $506

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 42%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $36,000 Active 195 DOM
2. 2026-06-18
   days on market $36,000 Active 194 DOM
3. 2026-06-17
   days on market $36,000 Active 193 DOM
4. 2026-06-16
   days on market $36,000 Active 192 DOM
5. 2026-06-15
   days on market $36,000 Active 191 DOM
6. 2026-06-14
   days on market $36,000 Active 189 DOM
7. 2026-06-13
   days on market $36,000 Active 188 DOM
8. 2026-06-10
   days on market $36,000 Active 186 DOM
9. 2026-06-09
   days on market $36,000 Active 185 DOM
10. 2026-06-08
    days on market $36,000 Active 184 DOM
11. 2026-06-07
    days on market $36,000 Active 183 DOM
12. 2026-06-03
    days on market $36,000 Active 179 DOM
13. 2026-06-02
    days on market $36,000 Active 178 DOM
14. 2026-06-01
    days on market $36,000 Active 177 DOM
15. 2026-05-31
    days on market $36,000 Active 176 DOM
16. 2026-05-30
    days on market $36,000 Active 175 DOM
17. 2026-02-02
    price $36,000
18. 2025-12-07
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,465
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,047
• Taxable income: $5,846
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $4,668/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: Quartzsite Elementary District (4511)
• NCES district ID: 0406780
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $37,011
• Composite: 15.96/100
• National rank: #14309
• State rank: #405 of 501 in AZ

Livability — Quartzsite

• Score: 62/100
• State rank: #134
• US rank: #16388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartzsite, AZ
• Population (ZIP): 2,358

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 17% German/W. Germanic 6%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 149.5387
• 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

-10.0% since first listed

2 events — show timeline

• 2026-02-02 Price Changed $36,000 LHAR
• 2025-12-07 Listed $40,000 LHAR