2050 W Hwy 89a Hwy · Cottonwood, AZ 86326

$169,900

2 bd · 2.0 ba · 1,648 sqft · Manufactured · 89 Days on market

Built 1995 Fair condition Est $221k · 23% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.0/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

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 BATHROOMS
• NEWER FLOORING
• UPDATED LIGHTING
• CEILING FANS
• INTERIOR DOORS
• BUILT-IN LAUNDRY OFFICE COMBO

Property features AI

Finance

• Other: Lot size reported by owner
• HOA & community: Land lease community with monthly land lease fee; Land lease amount $905 monthly; Association covers sewer, water, street maintenance and grounds maintenance; Community amenities include pool, spa, pickleball, tennis courts and fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vertical siding; Wood frame construction; Composition roof; Building area reported by owner
• Exterior features: Screened-in patio(s); Private maintained road; Desert front yard; Natural desert backyard; Mountain view

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in microwave; Laminate counters; Reverse osmosis water filtration
• Bedrooms: Possible 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump with natural gas backup; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity; Eat-in kitchen; Breakfast bar; Vaulted ceilings; Full bath in primary bedroom; Skylight(s); Storage
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,174/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 89 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 7y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $112k; list at $170k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $220,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Hogan Dr	0.20mi	2/2.0	1,600 (-3%)	1mo	$248,000	$155	85
1024 Rankin Ave	0.17mi	3/2.0 (+1)	1,605 (-3%)	2mo	$199,900	$125	81
2050 W SR 89a -- #104	0.00mi	2/2.0	1,456 (-12%)	1mo	$118,000	$81	80
2050 W State Route 89-a -- #344	0.26mi	3/2.0 (+1)	1,680 (+2%)	2mo	$200,000	$119	78
880 W On The Greens Blvd	0.31mi	3/2.0 (+1)	1,620 (-2%)	2mo	$249,900	$154	76
2050 W SR 89-a -- #96	0.26mi	3/2.0 (+1)	1,568 (-5%)	1mo	$155,000	$99	74
700 W On The Greens Blvd	0.51mi	2/2.0	1,720 (+4%)	1mo	$277,500	$161	68
2050 W St Route 89a -- #273	0.00mi	3/2.0 (+1)	1,440 (-13%)	7mo	$150,000	$104	68
2050 W State Route 89a -- #345	0.14mi	3/2.0 (+1)	1,800 (+9%)	6mo	$240,300	$134	68
992 Trevino Dr	0.13mi	3/2.0 (+1)	1,431 (-13%)	3mo	$195,000	$136	64
1139 W On The Greens Blvd	0.21mi	3/2.0 (+1)	1,404 (-15%)	8mo	$245,000	$175	54
1065 Crenshaw Ave	0.49mi	3/2.0 (+1)	1,440 (-13%)	2mo	$180,000	$125	50

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $738
• Equity at exit: $25,333

10-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $20,716
• Equity at exit: $14,690

Cash invested: $47,572 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $543

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 70%

Sensitivity live

Price	-10% $661	-5% $602	+0% $543	+5% $485	+10% $426
Rent	-10% $372	-5% $457	+0% $543	+5% $629	+10% $715
Rate	-1.0pp $629	-0.5pp $587	base $543	+0.5pp $499	+1.0pp $455

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.23mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	14d	1	0.98mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	21d	1	1.28mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	14d	1	1.50mi

Listing history 46 events

1. 2026-06-18
   days on market $169,900 Active 89 DOM
2. 2026-06-17
   days on market $169,900 Active 88 DOM
3. 2026-06-16
   days on market $169,900 Active 87 DOM
4. 2026-06-15
   days on market $169,900 Active 86 DOM
5. 2026-06-14
   days on market $169,900 Active 84 DOM
6. 2026-06-13
   days on market $169,900 Active 83 DOM
7. 2026-06-10
   days on market $169,900 Active 81 DOM
8. 2026-06-09
   days on market $169,900 Active 80 DOM
9. 2026-06-08
   days on market $169,900 Active 79 DOM
10. 2026-06-07
    days on market $169,900 Active 78 DOM
11. 2026-06-05
    days on market $169,900 Active 75 DOM
12. 2026-06-03
    days on market $169,900 Active 74 DOM
13. 2026-06-02
    days on market $169,900 Active 73 DOM
14. 2026-06-01
    days on market $169,900 Active 72 DOM
15. 2026-05-31
    days on market $169,900 Active 71 DOM
16. 2026-05-30
    days on market $169,900 Active 70 DOM
17. 2026-05-12
    listed $145,000 Active 253-char remark

    Show marketing remark (253 chars)

    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.

18. 2026-03-21
    listed $169,900 Active
19. 2026-01-08
    historical
20. 2025-12-08
    listed $120,000 Active
21. 2025-09-01
    soldstatus $112,000
22. 2025-05-30
    soldstatus $235,000
23. 2025-04-11
    listed $125,000
24. 2025-03-26
    listed $239,900
25. 2025-02-28
    soldstatus $159,900
26. 2025-02-10
    soldstatus $196,000
27. 2025-01-30
    soldstatus $139,900
28. 2025-01-17
    soldstatus $99,000
29. 2024-12-16
    listed $99,000
30. 2024-12-06
    listed $159,900
31. 2024-12-06
    listed $139,900
32. 2024-10-11
    soldstatus $130,000
33. 2024-08-27
    listed $134,900
34. 2024-06-15
    listed $205,000
35. 2023-03-14
    soldstatus $309,000
36. 2023-01-30
    listed $324,900
37. 2022-09-15
    soldstatus $212,000
38. 2022-08-02
    listed $215,000
39. 2020-11-30
    soldstatus $149,500
40. 2020-10-21
    soldstatus $69,000
41. 2020-08-28
    listed $77,000
42. 2020-08-14
    listed $154,850
43. 2019-07-22
    historical
44. 2019-06-26
    soldstatus $48,500
45. 2019-06-13
    listed $89,000
46. 2019-01-08
    listed $50,000

ⓘ 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: $26,089
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,943
• Taxable income: $4,057
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $5,547/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some wear visible	Minor	$500–3,000
landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

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

ⓘ 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: 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

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 · 190,406 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: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• 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: —

Market trends

• HPI YoY: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

+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