2171 Perlite Ln · Desert Hills, AZ 86404

$210,800

3 bd · 2.5 ba · 1,440 sqft · Land public records · 262 Days on market

Built 1979 5,663 sqft lot

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Why this score? — see what drove the C- 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Need A Place for Those Long Weekend Get Away's? Bring the kids or bring your friends. There's 3 bedrooms and plenty of shade for your Boat or Toys. Why rent when you can own your own place, No Reservations needed. Launch your boat just a few short miles down London Bridge Rd.

Key facts

• Covered parking
• Big covered patio
• 5,663 sq ft lot

Tags

• DECK OVERLOOKING LAKE HAVASU
• FULLY FENCED PRIVATE BACK YARD
• COVERED PARKING
• BIG COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $211k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $211k).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.0% in Desert Hills — 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 67/100 on livability (#65 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, employment D.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 414 active listings in the ZIP; 4 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 37% of the median local income ($73k/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 $6k 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 262 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $38k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $211k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,504 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-19,865
• Equity at exit: $31,431

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-12,278
• Equity at exit: $18,226

Cash invested: $59,024 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 414
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$1,105
• Tax est. 1.5%: −$264 /mo · $3,162/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $304

Break-even live

Break-even rent $1,844

Max offer price $210,800

Occupancy floor 81%

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: $52,700
• Closing costs: $6,324
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3011 Mescalero Dr Lake Havasu City, AZ	2.0	2.0	1445	$2,475	$1.71	44d	1	0.45mi
3021 Lake Dr Lake Havasu City, AZ	2.0	2.0	1512	$1,800	$1.19	13d	1	0.50mi
3864 N Stratford St Lake Havasu City, AZ	3.0	2.0	1779	$2,400	$1.35	13d	1	0.57mi
1995 Hubbell Dr Lake Havasu City, AZ	2.0	2.0	1024	$1,575	$1.54	13d	1	1.07mi

Listing history 16 events

1. 2026-04-15
   status Pending
2. 2026-03-25
   status Active
3. 2026-03-25
   price $210,800
4. 2026-03-11
   status Pending
5. 2026-03-11
   status Active
6. 2026-02-28
   historical Active Under Contract
7. 2026-02-14
   price $218,000
8. 2025-12-18
   price $228,000
9. 2025-11-09
   price $238,000
10. 2025-08-29
    price $243,000
11. 2025-07-11
    listed $249,000 Active
12. 2016-07-21
    soldstatus $83,000 276-char remark

    Show marketing remark (276 chars)

    Need A Place for Those Long Weekend Get Away's? Bring the kids or bring your friends. There's 3 bedrooms and plenty of shade for your Boat or Toys. Why rent when you can own your own place, No Reservations needed. Launch your boat just a few short miles down London Bridge Rd.

13. 2016-07-21
    soldstatus $83,000 276-char remark

    Show marketing remark (276 chars)

    Need A Place for Those Long Weekend Get Away's? Bring the kids or bring your friends. There's 3 bedrooms and plenty of shade for your Boat or Toys. Why rent when you can own your own place, No Reservations needed. Launch your boat just a few short miles down London Bridge Rd.

14. 2016-07-21
    soldstatus $83,000

    Show marketing remark (276 chars)

    Need A Place for Those Long Weekend Get Away's? Bring the kids or bring your friends. There's 3 bedrooms and plenty of shade for your Boat or Toys. Why rent when you can own your own place, No Reservations needed. Launch your boat just a few short miles down London Bridge Rd.

15. 2015-06-28
    listed $98,000 276-char remark

    Show marketing remark (276 chars)

    Need A Place for Those Long Weekend Get Away's? Bring the kids or bring your friends. There's 3 bedrooms and plenty of shade for your Boat or Toys. Why rent when you can own your own place, No Reservations needed. Launch your boat just a few short miles down London Bridge Rd.

16. 2015-06-28
    listed $98,000 276-char remark

    Show marketing remark (276 chars)

    Need A Place for Those Long Weekend Get Away's? Bring the kids or bring your friends. There's 3 bedrooms and plenty of shade for your Boat or Toys. Why rent when you can own your own place, No Reservations needed. Launch your boat just a few short miles down London Bridge Rd.

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 15 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: $26,753
• − Mortgage interest: −$11,808
• − Property taxes: −$3,162
• − Insurance: −$1,054
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$6,132
• Taxable income: $316
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $3,577/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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Desert Hills

• Score: 67/100
• State rank: #65
• US rank: #11043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hills, AZ
• County: Mohave County · 181,906 people
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

+115.1% since first listed

16 events — show timeline

• 2026-04-15 Pending — LHAR
• 2026-03-25 Relisted — LHAR
• 2026-03-25 Price Changed $210,800 LHAR
• 2026-03-11 Pending — LHAR
• 2026-03-11 Relisted — LHAR
• 2026-02-28 Contingent — LHAR
• 2026-02-14 Price Changed $218,000 LHAR
• 2025-12-18 Price Changed $228,000 LHAR
• 2025-11-09 Price Changed $238,000 LHAR
• 2025-08-29 Price Changed $243,000 LHAR
• 2025-07-11 Listed $249,000 LHAR
• 2016-07-21 Sold (Public Records) $83,000 Public Records
• 2016-07-21 Sold (MLS) $83,000 LHAR
• 2016-07-21 Sold (MLS) $83,000 WARDEX
• 2015-06-28 Listed $98,000 LHAR
• 2015-06-28 Listed $98,000 WARDEX

Property tax history

+1.8%/yr

Latest (2025): $384 · +3.1% YoY. Source: county tax records.