11250 Az-69 #2116 · Prescott Valley, AZ 86327

$120,000

2 bd · 2.0 ba · 882 sqft · SingleFamily · 70 Days on market

Built 2011 Average condition $136/sqft · 16% below area Est $143k · 16% under ↓ 11% since listing

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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 +26.4/30.0
• ARV discount +14.8/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming home on a corner lot. Nice view from front porch. Back Yard beautiful mountain view. Open floor plan, relax in the Livingroom looking into the Dining room & Kitchen with all electric white appliances. Laundry nook w/ stacked front load W/ D. Master & Guest Bedroom & baths, w/ walk in showers. 3 Ceiling fans in, LR, MBR & GBR. Turf fenced in side yard & Pavers to park Golf Cart. Shed under Carport. A/C w/ Heat pump.

Key facts

• Open floor plan
• Walk in showers
• Laundry nook

Tags

• CORNER LOT
• MOUNTAIN VIEW
• OPEN FLOOR PLAN
• ELECTRIC WHITE APPLIANCES
• LAUNDRY NOOK
• WALK IN SHOWERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.0% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 319 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $143,250
• List price: $120,000
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 Arizona 69 #2130	0.00mi	1/1.0 (-1)	884 (+0%)	5mo	$123,000	$139	86
1101 E Windmill Dr	0.14mi	2/1.5	896 (+2%)	11mo	$117,000	$131	80
11250 E State Route 69 #1107 #1107	0.29mi	2/1.0	840 (-5%)	3mo	$134,500	$160	72
2214 Dove Dr	0.10mi	2/2.0	1,000 (+13%)	5mo	$140,000	$140	69
1165 Rocking M Ln	0.10mi	3/2.0 (+1)	980 (+11%)	5mo	$146,500	$149	68
11250 E State Route 69 Lot 1173	0.29mi	2/1.0	784 (-11%)	3mo	$92,500	$118	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $634
• Equity at exit: $17,892

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $26,467
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $119,450 ($133/sqft)
• Median days on market: 69 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +22.4% above current asking $/sqft

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

ZIP-level market 86327

• Home prices YoY: -11.8%
• Active inventory: 319
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $315

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $398	-5% $356	+0% $315	+5% $273	+10% $232
Rent	-10% $200	-5% $258	+0% $315	+5% $372	+10% $429
Rate	-1.0pp $375	-0.5pp $345	base $315	+0.5pp $284	+1.0pp $252

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	93d	1	0.84mi

Property features AI

Finance

• Other: Zoning: c2Road frontage: nonePaved road surfaceLot size source: BuilderTopography: Other - see remarks
• Financial info: Land lease (land lease yes)
• HOA & community: Senior communitySubdivision membership included

Exterior

• Parking: One parking spaceAttached carport
• Utilities: Private waterPrivate sewer (WWT - private sewer)Electricity availableCable availableElectric water heater
• Home design: Manufactured home, single wideOne story
• Construction: Frame constructionComposition roofDouble-pane windowsBuilt area listed (882)
• Exterior features: Covered patioPrivate maintained roadSubdivision amenities: clubhouse, community kitchen, fitness/exercise center, game/hobby room, handball, meeting room, membership included, pool, RV parkingPets allowed (domestic animals)

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRange
• Bedrooms: Second master (level not specified)
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom1 three-quarter bathroom (total 2 bathrooms)
• Heating & cooling: Electric forced-air heatingCeiling fans for cooling
• Interior features: Ceiling fansSecond master bedroomLaundry room
• Laundry & utility: Laundry room

Listing history 19 events

1. 2026-06-25
   days on market $120,000 Active 70 DOM
2. 2026-06-23
   days on market $120,000 Active 68 DOM
3. 2026-06-21
   days on market $120,000 Active 67 DOM
4. 2026-06-18
   days on market $120,000 Active 64 DOM
5. 2026-06-17
   days on market $120,000 Active 63 DOM
6. 2026-06-16
   price $120,000 Active 62 DOM
7. 2026-06-16
   days on market $135,000 Active 62 DOM
8. 2026-06-15
   days on market $135,000 Active 61 DOM
9. 2026-06-14
   days on market $135,000 Active 59 DOM
10. 2026-06-13
    days on market $135,000 Active 58 DOM
11. 2026-06-10
    days on market $135,000 Active 56 DOM
12. 2026-06-09
    days on market $135,000 Active 55 DOM
13. 2026-06-08
    days on market $135,000 Active 54 DOM
14. 2026-06-07
    days on market $135,000 Active 53 DOM
15. 2026-06-02
    days on market $135,000 Active 48 DOM
16. 2026-06-01
    days on market $135,000 Active 47 DOM
17. 2026-05-31
    days on market $135,000 Active 46 DOM
18. 2026-05-30
    days on market $135,000 Active 45 DOM
19. 2026-04-15
    listed $135,000 Active 536-char remark

ⓘ 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 5/10 Major FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 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: $17,380
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$3,491
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,302/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 · 10 photos

Average 55/100 Cosmetic rehab Est. rehab $4,410–$13,230 screening

A charming home with average condition, requiring cosmetic repairs and updates to enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — visible wear
• Minor kitchen cabinets — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both landscaping — enhances curb appeal and adds value ↑
• Both replace exterior siding — improves curb appeal and structural integrity ↑

ⓘ 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 32/100

Zoned Schools

Elementary Humboldt Elementary School F AZ #339/1,109 Nat'l #16,061/41,679 Middle Bradshaw Mountain Middle School F AZ #78/218 Nat'l #8,497/14,009 High Bradshaw Mountain High School F AZ #222/381 Nat'l #13,991/17,239

Schools (NCES district)

• District: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

C Composite livability gradescore 62/100

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 241,389 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% 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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

Property features AI

Finance

• Other: Zoning: c2Road frontage: nonePaved road surfaceLot size source: BuilderTopography: Other - see remarks
• Financial info: Land lease (land lease yes)
• HOA & community: Senior communitySubdivision membership included

Exterior

• Parking: One parking spaceAttached carport
• Utilities: Private waterPrivate sewer (WWT - private sewer)Electricity availableCable availableElectric water heater
• Home design: Manufactured home, single wideOne story
• Construction: Frame constructionComposition roofDouble-pane windowsBuilt area listed (882)
• Exterior features: Covered patioPrivate maintained roadSubdivision amenities: clubhouse, community kitchen, fitness/exercise center, game/hobby room, handball, meeting room, membership included, pool, RV parkingPets allowed (domestic animals)

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRange
• Bedrooms: Second master (level not specified)
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom1 three-quarter bathroom (total 2 bathrooms)
• Heating & cooling: Electric forced-air heatingCeiling fans for cooling
• Interior features: Ceiling fansSecond master bedroomLaundry room
• Laundry & utility: Laundry room

Price history

-11.1% since first listed

3 events — show timeline

• 2026-06-25 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-06-16 Price Changed $120,000 PAARMLS as Distributed by MLS Grid
• 2026-04-15 Listed $135,000 PAARMLS as Distributed by MLS Grid