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2050 W Hwy 89a Hwy
C Composite 57.24
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 +23.2/30.0
  • ARV discount +12.4/15.0
  • DSCR +7.5/10.0
  • 1% rule +6.1/10.0
  • Livability +4.0/5.0
  • Appreciation +2.5/10.0
  • Rent growth +2.4/5.0
  • Schools +2.1/10.0
  • Condition / age +2.0/5.0
  • Manufactured-home adj. -5.0

$155,000

2050 W Hwy 89a Hwy · Cottonwood, AZ 86326
2 bd · 2.0 ba · 1,648 sqft · Manufactured · 199 Days on market
Manufactured home Built 1995 Fair condition $94/sqft · 11% below area Est $174k · 11% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Comfortably remodeled manufactured home in Pine Shadows, featuring clubhouse, indoor pool, pickleball and much more! Plank vinyl floors throughout, high ceilings, and lots of light. Monthly Lot rent is $765. Please leave message or text at 508-280-0819.

Key facts

  • Newer flooring
  • Ceiling fans
  • Interior doors

Tags

UPDATED BATHROOMSNEWER FLOORINGUPDATED LIGHTINGCEILING FANSINTERIOR DOORSBUILT-IN LAUNDRY OFFICE COMBO

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $282 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $155k).
  • Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
  • Cap rate 8.5% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
  • Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
  • Zoned schools: Dr Daniel Bright Elementary School (math 11% / reading 26%, grade F, #790 of 1,109 statewide, top 72%, 625 students, 72% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
  • Market conditions: Rents soft (-0.2%/yr); 428 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
  • This rent runs 36% of the median local income ($57k/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.
  • Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

  • It's been on market 199 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
  • 16 sale attempts since 7y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
  • Current owner paid $112k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

  1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  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. 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
1.11% ✓
Cap rate
8.48%
Cash-on-cash
7.80%
DSCR
1.35
GRM
7.5

CMA / ARV

ARV (median comp)
$174,000
List price
$155,000
Delta
-10.92%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
2050 W State Route 89 A -- #300 0.00mi 2/2.0 1,680 (+2%) 3mo $182,000 $108 94
2050 W St Route 89a -- #217 0.00mi 2/2.0 1,736 (+5%) 3mo $128,000 $74 88
2050 W State Route 89a -- #167 0.00mi 3/2.0 (+1) 1,560 (-5%) 0mo $160,000 $103 86
2050 W State Route 89a -- #149 0.00mi 3/2.0 (+1) 1,560 (-5%) 1mo $173,000 $111 86
2050 W SR 89-a -- #307 0.00mi 3/2.0 (+1) 1,876 (+14%) 1mo $249,900 $133 71
440 S Starlight Dr 0.61mi 3/2.0 (+1) 1,696 (+3%) 3mo $340,000 $200 59
550 Mingus Shadows Dr 0.68mi 2/2.5 1,717 (+4%) 3mo $259,900 $151 57
2050 W State Route 89a -- #69 0.35mi 3/2.0 (+1) 1,440 (-13%) 3mo $102,500 $71 55
1085 Crenshaw Ave 0.47mi 3/2.0 (+1) 1,440 (-13%) 2mo $160,000 $111 50
623 Couples Dr 0.54mi 3/2.0 (+1) 1,440 (-13%) 3mo $299,000 $208 46
530 Mingus Shadows Dr 0.66mi 3/2.0 (+1) 1,831 (+11%) 0mo $355,000 $194 46
480 Mingus Shadows Dr 0.57mi 3/2.0 (+1) 1,879 (+14%) 1mo $380,000 $202 44

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
-7.8%
Equity multiple
0.72×
Total profit
$-12,148
Equity at exit
$23,111
10-year hold
IRR
-2.7%
Equity multiple
0.84×
Total profit
$-6,744
Equity at exit
$13,402

Cash invested: $43,400 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
53 active · 27 under contract
Months of supply
11.0 mo (9%/mo absorbed)
Median asking
$234,900 ($151/sqft)
Median days on market
207 d
This list price
13% of active listings are priced below it
ARV vs active asking
-30.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86326

Home prices YoY
-32.2%
Rents YoY
-0.2%
Active inventory
428
Price-to-rent
7.5×

Monthly cashflow live

Estimated rent
$1,713 high interval (Pro) →
Mortgage (P&I)
−$813
Tax est. 1.5%
−$194 /mo · $2,325/yr
Insurance
−$65
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$360
Net cashflow
$282

Break-even live

Break-even rent $1,356
Max offer price $155,000
Occupancy floor 79%

Sensitivity live

Price -10% $389 -5% $336 +0% $282 +5% $228 +10% $175
Rent -10% $147 -5% $214 +0% $282 +5% $350 +10% $417
Rate -1.0pp $360 -0.5pp $321 base $282 +0.5pp $242 +1.0pp $201

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
$38,750
Closing costs
$4,650
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 18 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1578 Chateau Dr Cottonwood, AZ 3.0 2.0 1845 $2,450 $1.33 45d 1 0.10mi
1496 Sangria Dr Cottonwood, AZ 3.0 2.0 1937 $2,450 $1.26 0d 1 0.18mi
1496 Sangria Dr Cottonwood, AZ 3.0 2.0 1937 $2,450 $1.26 12d 1 0.18mi
992 Sterling Ln Cottonwood, AZ 3.0 2.0 1652 $2,395 $1.45 162d 1 0.23mi
17 N Alamos Dr Unit A Cottonwood, AZ 3.0 2.0 1523 $2,250 $1.48 43d 1 0.51mi
1460 Lynda Ave Clarkdale, AZ 2.0 2.0 1200 $1,895 $1.58 0d 1 0.64mi
418 W Gila St Cottonwood, AZ 3.0 1.5 1534 $1,710 $1.11 31d 1 0.84mi
1865 W Trail Blazer Dr Cottonwood, AZ 3.0 2.0 1554 $1,995 $1.28 12d 1 0.89mi
1910 W Trail Blazer Dr Cottonwood, AZ 2.0 2.0 1278 $2,900 $2.27 154d 1 0.95mi
1580 W Bronco Ln Cottonwood, AZ 3.0 2.0 1695 $2,250 $1.33 12d 1 0.95mi
1580 W Bronco Ln Cottonwood, AZ 3.0 2.0 1695 $2,250 $1.33 0d 1 0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ 3.0 2.0 1695 $2,195 $1.29 154d 1 0.98mi
1605 W Bronco Ln Cottonwood, AZ 2.0 2.0 1278 $2,800 $2.19 0d 1 0.98mi
1121 Old Jerome Hwy Clarkdale, AZ 2.0 2.0 1981 $2,185 $1.10 162d 1 1.28mi
670 Brindle Dr Clarkdale, AZ 2.0 2.0 1375 $1,895 $1.38 31d 1 1.30mi
844 Tiablanca Rd Clarkdale, AZ 2.0 2.0 1333 $1,995 $1.50 154d 1 1.34mi
501 Miners Gulch Dr Clarkdale, AZ 3.0 2.0 1578 $2,200 $1.39 0d 1 1.44mi
564 Crossbar Ln Cottonwood, AZ 3.0 2.0 1290 $2,250 $1.74 154d 1 1.50mi

Property features AI

Finance

Other
Lot size reported by owner
HOA & community
Land lease community with monthly land lease feeLand lease amount $905 monthlyAssociation covers sewer, water, street maintenance and grounds maintenanceCommunity amenities include pool, spa, pickleball, tennis courts and fitness center

Exterior

Parking
2 covered parking spaces2 open parking spaces2 carport spaces
Utilities
City waterPublic sewer
Home design
Manufactured/mobile homeLeasehold ownership
Construction
Vertical sidingWood frame constructionComposition roofBuilding area reported by owner
Exterior features
Screened-in patio(s)Private maintained roadDesert front yardNatural desert backyardMountain view

Interior

Kitchen
RefrigeratorDishwasherDisposalBuilt-in microwaveLaminate countersReverse osmosis water filtration
Bedrooms
Possible 2 bedrooms
Flooring
Vinyl
Bathrooms
2 full bathrooms
Heating & cooling
Heat pump with natural gas backupCentral airCeiling fans
Interior features
High-speed internetDouble vanityEat-in kitchenBreakfast barVaulted ceilingsFull bath in primary bedroomSkylight(s)Storage
Laundry & utility
Washer/dryer hookup only

Listing history 50 events

  1. 2026-10-06
    days on market $155,000 Active 199 DOM
  2. 2026-10-05
    days on market $155,000 Active 198 DOM
  3. 2026-10-04
    days on market $155,000 Active 197 DOM
  4. 2026-10-04
    days on market $155,000 Active 196 DOM
  5. 2026-10-02
    days on market $155,000 Active 195 DOM
  6. 2026-10-01
    statusdays on market $155,000 Active 194 DOM
  7. 2026-09-30
    days on market $155,000 Contract Contingent on Buyer Sale 193 DOM
  8. 2026-09-29
    days on market $155,000 Contract Contingent on Buyer Sale 192 DOM
  9. 2026-09-28
    days on market $155,000 Contract Contingent on Buyer Sale 191 DOM
  10. 2026-09-27
    days on market $155,000 Contract Contingent on Buyer Sale 190 DOM
  11. 2026-09-26
    days on market $155,000 Contract Contingent on Buyer Sale 189 DOM
  12. 2026-09-25
    days on market $155,000 Contract Contingent on Buyer Sale 188 DOM
  13. 2026-09-24
    days on market $155,000 Contract Contingent on Buyer Sale 187 DOM
  14. 2026-09-24
    days on market $155,000 Contract Contingent on Buyer Sale 186 DOM
  15. 2026-09-22
    days on market $155,000 Contract Contingent on Buyer Sale 185 DOM
  16. 2026-09-21
    days on market $155,000 Contract Contingent on Buyer Sale 184 DOM
  17. 2026-09-20
    days on market $155,000 Contract Contingent on Buyer Sale 183 DOM
  18. 2026-09-18
    statusdays on market $155,000 Contract Contingent on Buyer Sale 181 DOM
  19. 2026-09-17
    days on market $155,000 Active 180 DOM
  20. 2026-09-16
    days on market $155,000 Active 179 DOM
  21. 2026-09-15
    days on market $155,000 Active 178 DOM
  22. 2026-09-14
    days on market $155,000 Active 177 DOM
  23. 2026-09-13
    days on market $155,000 Active 176 DOM
  24. 2026-09-12
    days on market $155,000 Active 175 DOM
  25. 2026-09-11
    days on market $155,000 Active 174 DOM
  26. 2026-09-05
    days on market $155,000 Active 168 DOM
  27. 2026-09-04
    days on market $155,000 Active 167 DOM
  28. 2026-09-03
    days on market $155,000 Active 166 DOM
  29. 2026-08-31
    days on market $155,000 Active 163 DOM
  30. 2026-08-30
    days on market $155,000 Active 162 DOM
  31. 2026-08-29
    days on market $155,000 Active 161 DOM
  32. 2026-08-28
    days on market $155,000 Active 160 DOM
  33. 2026-08-27
    days on market $155,000 Active 159 DOM
  34. 2026-08-26
    days on market $155,000 Active 158 DOM
  35. 2026-08-25
    days on market $155,000 Active 157 DOM
  36. 2026-08-24
    days on market $155,000 Active 156 DOM
  37. 2026-08-23
    days on market $155,000 Active 155 DOM
  38. 2026-08-22
    days on market $155,000 Active 154 DOM
  39. 2026-08-21
    days on market $155,000 Active 153 DOM
  40. 2026-08-20
    days on market $155,000 Active 152 DOM
  41. 2026-08-19
    days on market $155,000 Active 151 DOM
  42. 2026-08-18
    days on market $155,000 Active 150 DOM
  43. 2026-08-17
    days on market $155,000 Active 149 DOM
  44. 2026-08-16
    days on market $155,000 Active 148 DOM
  45. 2026-08-15
    days on market $155,000 Active 147 DOM
  46. 2026-08-14
    days on market $155,000 Active 146 DOM
  47. 2026-08-13
    days on market $155,000 Active 145 DOM
  48. 2026-08-12
    days on market $155,000 Active 144 DOM
  49. 2026-08-11
    days on market $155,000 Active 143 DOM
  50. 2026-08-10
    days on market $155,000 Active 142 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$20,555
− Mortgage interest
−$8,682
− Property taxes
−$2,325
− Insurance
−$775
− Repairs & maintenance
−$1,644
− Management
−$1,644
− Depreciation
−$4,509
Taxable income
$975
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$234
After-tax cash flow
$3,150/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 · 1 photo

Fair 40/100 Cosmetic rehab Est. rehab $8,240–$24,720 screening

This home is in fair condition with cosmetic updates needed. Painting the exterior and trimming the landscaping would significantly enhance its curb appeal and value.

Repairs flagged

  • Minor exterior siding — Some wear visible
  • Minor landscaping — Some overgrown areas

Value-add opportunities

  • Both paint exterior — Enhances curb appeal and value ↑
  • Both landscaping — Improves curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Dr Daniel Bright Elementary School F AZ #790/1,109 Nat'l #34,688/41,679 High Mingus Union High School F AZ #154/381 Nat'l #12,478/17,239

Schools (NCES district)

District
Cottonwood-Oak Creek Elementary District (4487)
NCES district ID
0402370
Math proficiency
17% ▼ -10.00%
Reading proficiency
28% ▼ -7.00%
Median HH income
$41,740
Composite
19.16/100
National rank
#8822
State rank
#174 of 249 in AZ
B Composite livability gradescore 79/100

Livability — Cottonwood

Score
79/100
State rank
#7
US rank
#2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Cottonwood, AZ
County
Yavapai County · 241,389 people
City population
24,852
Metro
Prescott Valley-Prescott, AZ
Population (ZIP)
24,852
Household income
$57,378
Rent vs Own
34.5% rent · 65.5% own
Severe rent burden
10% of renters

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 (73%)
Race & ethnicity
White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
Hispanic origin (detail)
Mexican 17%
Languages at home
84% English-only · Spanish 14% German/W. Germanic 1%

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
—

Price history

+190.0% since first listed
30 events — show timeline
  • 2026-05-12 Listed $145,000 FSBO.com
  • 2026-03-21 Listed $169,900 ARMLS
  • 2026-01-08 Listing Removed — ARMLS
  • 2025-12-08 Listed $120,000 ARMLS
  • 2025-09-01 Sold (MLS) $112,000 ARMLS
  • 2025-05-30 Sold (MLS) $235,000 ARMLS
  • 2025-04-11 Listed $125,000 ARMLS
  • 2025-03-26 Listed $239,900 ARMLS
  • 2025-02-28 Sold (MLS) $159,900 ARMLS
  • 2025-02-10 Sold (MLS) $196,000 ARMLS
  • 2025-01-30 Sold (MLS) $139,900 ARMLS
  • 2025-01-17 Sold (MLS) $99,000 ARMLS
  • 2024-12-16 Listed $99,000 ARMLS
  • 2024-12-06 Listed $139,900 ARMLS
  • 2024-12-06 Listed $159,900 ARMLS
  • 2024-10-11 Sold (MLS) $130,000 ARMLS
  • 2024-08-27 Listed $134,900 ARMLS
  • 2024-06-15 Listed $205,000 ARMLS
  • 2023-03-14 Sold (MLS) $309,000 ARMLS
  • 2023-01-30 Listed $324,900 ARMLS
  • 2022-09-15 Sold (MLS) $212,000 ARMLS
  • 2022-08-02 Listed $215,000 ARMLS
  • 2020-11-30 Sold (MLS) $149,500 ARMLS
  • 2020-10-21 Sold (MLS) $69,000 ARMLS
  • 2020-08-28 Listed $77,000 ARMLS
  • 2020-08-14 Listed $154,850 ARMLS
  • 2019-07-22 Listing Removed — ARMLS
  • 2019-06-26 Sold (MLS) $48,500 ARMLS
  • 2019-06-13 Listed $89,000 ARMLS
  • 2019-01-08 Listed $50,000 ARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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