615 West St #5 · Prescott, AZ 86305

$89,500

1 bd · 1.0 ba · 600 sqft · Manufactured · 287 Days on market

Built 2025 Excellent condition $149/sqft · 69% below area

---

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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this adorable Brand New Home with 1 Bedroom 1 Bath and lovely open, bright kitchen in Western Hills Mobile Home Park. 55+ Park in the heart of Prescott with low monthly rent. You are close to medical, shopping and just minutes to the Downtown Courthouse Plaza. Affordable living at $492 month. Buyer must get park approval, pass background check and have income of $1500 month. Come view this home today. Small pet ok, with approval.

Key facts

• Close to medical
• Open bright kitchen
• Close to shopping

Tags

• OPEN BRIGHT KITCHEN
• CLOSE TO MEDICAL
• CLOSE TO SHOPPING

🏷️ Possibly a rental listed for sale. The $89,500 price doesn't fit this home's estimated sale value (~$285,089) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $90k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.45% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (median comp): $285,089
• List price: $89,500
• Delta: -68.61%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,636
• Equity at exit: $13,345

10-year hold

• IRR: 12.3%
• Equity multiple: 1.88×
• Total profit: $22,089
• Equity at exit: $7,738

Cash invested: $25,060 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $340

Break-even live

Break-even rent $867

Max offer price $89,500

Occupancy floor 69%

Sensitivity live

Price	-10% $401	-5% $370	+0% $340	+5% $309	+10% $278
Rent	-10% $237	-5% $288	+0% $340	+5% $391	+10% $442
Rate	-1.0pp $385	-0.5pp $362	base $340	+0.5pp $316	+1.0pp $293

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Gail Gardner Way Unit 12 Prescott, AZ	1.0	1.0	500	$1,300	$2.60	44d	1	0.31mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,175	$1.65	21d	2	0.74mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	44d	1	0.94mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	0.95mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	0.95mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	0.96mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	44d	1	0.99mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	21d	1	1.01mi
1717 Cottonwood Ave Prescott, AZ	1.0	1.0	600	$1,300	$2.17	14d	1	1.27mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,345	$1.87	14d	4	1.33mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.38mi
129 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,195	$3.10	21d	1	1.38mi
129 N Cortez St Prescott, AZ	1.0	1.0	292	$1,225	$4.19	45d	3	1.38mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.39mi
123 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,145	$2.97	21d	1	1.39mi

Listing history 17 events

1. 2026-06-14
   statusdays on market $89,500 Pending 287 DOM
2. 2026-06-13
   days on market $89,500 Active Under Contract 286 DOM
3. 2026-06-10
   days on market $89,500 Active Under Contract 284 DOM
4. 2026-06-09
   days on market $89,500 Active Under Contract 283 DOM
5. 2026-06-08
   days on market $89,500 Active Under Contract 282 DOM
6. 2026-06-07
   days on market $89,500 Active Under Contract 281 DOM
7. 2026-06-05
   days on market $89,500 Active Under Contract 278 DOM
8. 2026-06-02
   days on market $89,500 Active Under Contract 276 DOM
9. 2026-06-01
   days on market $89,500 Active Under Contract 275 DOM
10. 2026-05-31
    days on market $89,500 Active Under Contract 274 DOM
11. 2026-05-30
    days on market $89,500 Active Under Contract 273 DOM
12. 2026-05-04
    historical Active Under Contract 451-char remark

    Show marketing remark (451 chars)

    Don't miss this adorable Brand New Home with 1 Bedroom 1 Bath and lovely open, bright kitchen in Western Hills Mobile Home Park. 55+ Park in the heart of Prescott with low monthly rent. You are close to medical, shopping and just minutes to the Downtown Courthouse Plaza. Affordable living at $492 month. Buyer must get park approval, pass background check and have income of $1500 month. Come view this home today. Small pet ok, with approval.

13. 2025-08-30
    listed $89,500 Active 451-char remark

    Show marketing remark (451 chars)

    Don't miss this adorable Brand New Home with 1 Bedroom 1 Bath and lovely open, bright kitchen in Western Hills Mobile Home Park. 55+ Park in the heart of Prescott with low monthly rent. You are close to medical, shopping and just minutes to the Downtown Courthouse Plaza. Affordable living at $492 month. Buyer must get park approval, pass background check and have income of $1500 month. Come view this home today. Small pet ok, with approval.

14. 2022-03-08
    soldstatus $40,200 Closed 412-char remark

    Show marketing remark (412 chars)

    Have you always wanted to live in Prescott, but needed an affordable option? This could be it. Wonderful 55+ Mobile home Park. Land is Leased. $403 Month plus utilities. Close to Shopping and Medical. This 2 bedroom 2 bath unit, backs to Miller Creek and has a lovely covered patio and shed for extra storage. Call today to check it out. Will need new carpet and a little TLC to be the perfect home! Cash Only!

15. 2022-02-24
    historical Active with Contingency 412-char remark

    Show marketing remark (412 chars)

    Have you always wanted to live in Prescott, but needed an affordable option? This could be it. Wonderful 55+ Mobile home Park. Land is Leased. $403 Month plus utilities. Close to Shopping and Medical. This 2 bedroom 2 bath unit, backs to Miller Creek and has a lovely covered patio and shed for extra storage. Call today to check it out. Will need new carpet and a little TLC to be the perfect home! Cash Only!

16. 2021-12-20
    price $45,900 412-char remark

    Show marketing remark (412 chars)

    Have you always wanted to live in Prescott, but needed an affordable option? This could be it. Wonderful 55+ Mobile home Park. Land is Leased. $403 Month plus utilities. Close to Shopping and Medical. This 2 bedroom 2 bath unit, backs to Miller Creek and has a lovely covered patio and shed for extra storage. Call today to check it out. Will need new carpet and a little TLC to be the perfect home! Cash Only!

17. 2021-11-17
    listed $49,900 Active 412-char remark

    Show marketing remark (412 chars)

    Have you always wanted to live in Prescott, but needed an affordable option? This could be it. Wonderful 55+ Mobile home Park. Land is Leased. $403 Month plus utilities. Close to Shopping and Medical. This 2 bedroom 2 bath unit, backs to Miller Creek and has a lovely covered patio and shed for extra storage. Call today to check it out. Will need new carpet and a little TLC to be the perfect home! Cash Only!

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $15,562
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,604
• Taxable income: $2,868
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,386/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

Excellent 95/100 None rehab

This brand new mobile home in Prescott is move-in ready with modern amenities and a great location.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value
• Both Painting — fresh paint can make a home more appealing
• Both Landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Painting — fresh paint can make a home more appealing ↑
• Both Landscaping — enhances curb appeal and adds 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

+79.4% since first listed

6 events — show timeline

• 2026-05-04 Contingent — PAARMLS as Distributed by MLS Grid
• 2025-08-30 Listed $89,500 PAARMLS as Distributed by MLS Grid
• 2022-03-08 Sold (MLS) $40,200 PAARMLS as Distributed by MLS Grid
• 2022-02-24 Contingent — PAARMLS as Distributed by MLS Grid
• 2021-12-20 Price Changed $45,900 PAARMLS as Distributed by MLS Grid
• 2021-11-17 Listed $49,900 PAARMLS as Distributed by MLS Grid