1529 Private Rd · Prescott, AZ 86301

$119,000

2 bd · 1.0 ba · 743 sqft · Manufactured · 277 Days on market

Manufactured home Built 2024 Good condition $160/sqft · 58% below area ↓ 30% since listing

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.5

Listing remarks MLS

Spottless, like new home in over 55 mobil park! Lived in less than one year. Great opportunity to dine with views of the picturesque Dells, walk to Willow Lake and other nearby hiking trails that lead to the Dells. Choose to walk to the Zoo or take your furry friend to the dog park, it is all right here. No need to be bored! Built in 2024 means maintenance free living for your start. Time to enjoy an active life in Prescott's natural beauty.

Key facts

• Nearby hiking trails
• Dog park
• Walk to willow lake

Tags

• WALK TO WILLOW LAKE
• NEARBY HIKING TRAILS
• WALK TO THE ZOO
• DOG PARK
• MAINTENANCE FREE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 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.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents flat; 620 active listings in the ZIP; 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 $823 of loan paydown is wiped out by about $4k 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 277 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 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 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?
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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $281,411
• List price: $119,000
• Delta: -57.71%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Acklin Dr	0.06mi	2/1.0	784 (+6%)	27mo	$104,800	$134	68
1523 Acklin Dr	0.10mi	2/1.0	784 (+6%)	32mo	$100,000	$128	66
5070 N Summer Home Way	1.41mi	2/1.0	700 (-6%)	26mo	$282,000	$403	35
2153 E Lillian Ln	1.31mi	2/1.0	786 (+6%)	34mo	$350,000	$445	35
3003 N Meadow Ln	1.42mi	2/1.0	919 (+24%)	34mo	$406,000	$442	20
3150 Granite Dr	1.15mi	3/2.0 (+1)	902 (+21%)	14mo	$269,000	$298	19

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-13,565
• Equity at exit: $17,743

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-13,042
• Equity at exit: $10,289

Cash invested: $33,320 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 620
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $142

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $224	-5% $183	+0% $142	+5% $101	+10% $60
Rent	-10% $45	-5% $94	+0% $142	+5% $190	+10% $238
Rate	-1.0pp $202	-0.5pp $172	base $142	+0.5pp $111	+1.0pp $80

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $119,000 Active 277 DOM
2. 2026-08-07
   days on market $119,000 Active 276 DOM
3. 2026-08-06
   days on market $119,000 Active 275 DOM
4. 2026-08-05
   days on market $119,000 Active 274 DOM
5. 2026-08-04
   days on market $119,000 Active 273 DOM
6. 2026-08-03
   days on market $119,000 Active 272 DOM
7. 2026-07-31
   days on market $119,000 Active 269 DOM
8. 2026-07-29
   days on market $119,000 Active 267 DOM
9. 2026-07-27
   days on market $119,000 Active 265 DOM
10. 2026-07-25
    days on market $119,000 Active 263 DOM
11. 2026-07-23
    days on market $119,000 Active 261 DOM
12. 2026-07-22
    days on market $119,000 Active 260 DOM
13. 2026-07-21
    days on market $119,000 Active 259 DOM
14. 2026-07-18
    days on market $119,000 Active 256 DOM
15. 2026-07-16
    days on market $119,000 Active 254 DOM
16. 2026-07-16
    days on market $119,000 Active 253 DOM
17. 2026-07-14
    days on market $119,000 Active 252 DOM
18. 2026-07-13
    days on market $119,000 Active 251 DOM
19. 2026-07-12
    days on market $119,000 Active 250 DOM
20. 2026-07-11
    days on market $119,000 Active 249 DOM
21. 2026-07-10
    days on market $119,000 Active 248 DOM
22. 2026-07-09
    days on market $119,000 Active 247 DOM
23. 2026-07-08
    days on market $119,000 Active 246 DOM
24. 2026-07-07
    days on market $119,000 Active 245 DOM
25. 2026-07-06
    days on market $119,000 Active 244 DOM
26. 2026-07-06
    days on market $119,000 Active 243 DOM
27. 2026-07-04
    days on market $119,000 Active 242 DOM
28. 2026-07-03
    days on market $119,000 Active 241 DOM
29. 2026-07-02
    days on market $119,000 Active 240 DOM
30. 2026-07-01
    days on market $119,000 Active 239 DOM
31. 2026-06-30
    days on market $119,000 Active 238 DOM
32. 2026-06-29
    days on market $119,000 Active 237 DOM
33. 2026-06-28
    days on market $119,000 Active 236 DOM
34. 2026-06-28
    days on market $119,000 Active 235 DOM
35. 2026-06-27
    days on market $119,000 Active 234 DOM
36. 2026-06-25
    days on market $119,000 Active 232 DOM
37. 2026-06-23
    days on market $119,000 Active 230 DOM
38. 2026-06-21
    days on market $119,000 Active 229 DOM
39. 2026-06-18
    days on market $119,000 Active 226 DOM
40. 2026-06-17
    days on market $119,000 Active 225 DOM
41. 2026-06-16
    days on market $119,000 Active 224 DOM
42. 2026-06-15
    days on market $119,000 Active 223 DOM
43. 2026-06-14
    days on market $119,000 Active 221 DOM
44. 2026-06-13
    days on market $119,000 Active 220 DOM
45. 2026-06-10
    days on market $119,000 Active 218 DOM
46. 2026-06-09
    days on market $119,000 Active 217 DOM
47. 2026-06-08
    days on market $119,000 Active 216 DOM
48. 2026-06-07
    days on market $119,000 Active 215 DOM
49. 2026-06-05
    days on market $119,000 Active 212 DOM
50. 2026-06-02
    days on market $119,000 Active 210 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $14,646
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,462
• Taxable loss: −$205
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,751/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

Good 80/100 Cosmetic rehab Est. rehab $3,715–$11,145 screening

This home is in excellent condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is move-in ready and has the potential for minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers/tenants. ↑
• Both Adding a small deck or patio area — A small deck or patio can increase the home's livability and add value for both resale and rental purposes. ↑

ⓘ 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 42/100

Zoned Schools

Elementary Granite Mountain Middle School F AZ #371/1,109 Nat'l #17,861/41,679

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

B Composite livability gradescore 73/100

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 · 241,389 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• Metro: Prescott Valley-Prescott, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-29.6% since first listed

9 events — show timeline

• 2025-10-29 Listed $119,000 PAARMLS as Distributed by MLS Grid
• 2025-02-21 Pending — PAARMLS as Distributed by MLS Grid
• 2025-01-28 Contingent — PAARMLS as Distributed by MLS Grid
• 2024-08-11 Price Changed $139,000 PAARMLS as Distributed by MLS Grid
• 2024-07-09 Price Changed $149,000 PAARMLS as Distributed by MLS Grid
• 2024-06-07 Price Changed $159,000 PAARMLS as Distributed by MLS Grid
• 2024-04-18 Listed $169,000 PAARMLS as Distributed by MLS Grid
• 2024-02-07 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-11-18 Listed $169,000 PAARMLS as Distributed by MLS Grid