33541 S Mountain View Rd · Black Canyon City, AZ 85324

$239,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 59 Days on market

Built 1985 0.33 ac lot Est $273k · 12% under

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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 +15.6/30.0
• ARV discount +13.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Feels like HOME..... Move-In ready 2 bedroom 2 bath split bedroom floorplan. Open concept kitchen w/ updated cabinets & pulls. All new fixtures, doors & hardware. Vinyl wood-look flooring & neutral carpet w/ warm wood accents & rimmed windows. Enter your master suite through a custom barn wood door. Private master bath boasting soaking tub, cedar closet & separate bedroom exit. Bedroom 2 is roomy w/ tongue & groove walk-in closet. All new guest bath w/new toilet, new vanity & tile shower surround. Newer paint on patio decking. Almost new (enclosed) washer/dryer. Storage shed w/ electric. Fenced backyard to keep your 4 legged family members close. EPIC VIEWS & still flat & usable property. You are going to want to call this HOME.

Key facts

• Separate casita
• Mini-split system
• Updated cabinetry

Tags

• SEPARATE CASITA
• MINI-SPLIT SYSTEM
• ABUNDANT NATURAL LIGHT
• UPDATED CABINETRY
• MODERN FIXTURES
• VINYL WOOD-LOOK FLOORING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Utilities: Private water company; Connected to sewer
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood frame with wood siding, painted exterior; Composition roof
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; Chain link fencing; Desert and mountain views

Interior

• Kitchen: Laminate counters; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Full bath in primary bedroom; Laminate counters; Dual-pane windows with vinyl frames; Solar panels
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (20.8% below list).
• Recommended offer: $189k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#213 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Canon Elementary District (4484) (rural): math 25% / reading 35% proficiency, ranked #294 of 501 in AZ (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canon School (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 131 students, 93% FRL) — zoned schools average 93% FRL vs 65% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Canon Elementary District (4484) average; the district grade overstates school quality for this exact location.
• Market conditions: 45 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $206k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,360 (20.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $273,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20660 E Squaw Valley Rd	0.07mi	2/2.0	1,140 (-1%)	19mo	$295,000	$259	79
33589 S Melanie Ln	0.10mi	3/2.0 (+1)	1,248 (+8%)	13mo	$325,000	$260	66
20730 E Tara Springs Rd	0.22mi	3/2.0 (+1)	1,135 (-2%)	22mo	$218,000	$192	64
33321 S Jeanne Ln	0.25mi	2/2.0	1,056 (-8%)	14mo	$250,000	$237	62
20310 E Chrysocolla Rd	0.38mi	3/2.0 (+1)	1,081 (-6%)	16mo	$235,000	$217	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $136,310
• Equity at exit: $215,310

10-year hold

• IRR: 22.5%
• Equity multiple: 6.92×
• Total profit: $396,225
• Equity at exit: $464,324

Cash invested: $66,920 (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 85324

• Home prices YoY: 7.5%
• Active inventory: 45
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $98

Break-even live

Break-even rent $1,769

Max offer price $239,000

Occupancy floor 90%

Sensitivity live

Price	-10% $234	-5% $166	+0% $98	+5% $31	+10% $-37
Rent	-10% $-51	-5% $24	+0% $98	+5% $173	+10% $248
Rate	-1.0pp $219	-0.5pp $159	base $98	+0.5pp $37	+1.0pp $-26

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $239,000 Active 59 DOM
2. 2026-06-18
   days on market $239,000 Active 58 DOM
3. 2026-06-17
   days on market $239,000 Active 57 DOM
4. 2026-06-16
   days on market $239,000 Active 56 DOM
5. 2026-06-15
   days on market $239,000 Active 55 DOM
6. 2026-06-14
   days on market $239,000 Active 53 DOM
7. 2026-06-12
   days on market $239,000 Active 52 DOM
8. 2026-06-09
   days on market $239,000 Active 49 DOM
9. 2026-06-08
   days on market $239,000 Active 48 DOM
10. 2026-06-07
    days on market $239,000 Active 47 DOM
11. 2026-06-07
    days on market $239,000 Active 46 DOM
12. 2026-06-04
    days on market $239,000 Active 43 DOM
13. 2026-06-02
    days on market $239,000 Active 42 DOM
14. 2026-06-01
    days on market $239,000 Active 41 DOM
15. 2026-05-31
    days on market $239,000 Active 40 DOM
16. 2026-05-31
    days on market $239,000 Active 39 DOM
17. 2026-05-19
    historical Under Contract Accepting Backups
18. 2026-05-14
    price $239,000
19. 2026-05-01
    status Active
20. 2026-04-29
    historical Under Contract Accepting Backups
21. 2026-04-21
    listed $245,000 Active
22. 2026-04-03
    historical
23. 2026-03-01
    status Active
24. 2026-03-01
    historical
25. 2026-01-10
    price $239,999
26. 2026-01-10
    price $240,000
27. 2025-11-28
    price $252,500
28. 2025-11-11
    price $255,000
29. 2025-09-09
    listed $260,000 Active
30. 2021-04-14
    soldstatus $206,000 Closed 783-char remark

    Show marketing remark (783 chars)

    Feels like HOME..... Move-In ready 2 bedroom 2 bath split bedroom floorplan. Open concept kitchen w/ updated cabinets & pulls. All new fixtures, doors & hardware. Vinyl wood-look flooring & neutral carpet w/ warm wood accents & rimmed windows. Enter your master suite through a custom barn wood door. Private master bath boasting soaking tub, cedar closet & separate bedroom exit. Bedroom 2 is roomy w/ tongue & groove walk-in closet. All new guest bath w/new toilet, new vanity & tile shower surround. Newer paint on patio decking. Almost new (enclosed) washer/dryer. Storage shed w/ electric. Fenced backyard to keep your 4 legged family members close. EPIC VIEWS & still flat & usable property. You are going to want to call this HOME.

31. 2021-04-14
    soldstatus $206,000

    Show marketing remark (783 chars)

    Feels like HOME..... Move-In ready 2 bedroom 2 bath split bedroom floorplan. Open concept kitchen w/ updated cabinets & pulls. All new fixtures, doors & hardware. Vinyl wood-look flooring & neutral carpet w/ warm wood accents & rimmed windows. Enter your master suite through a custom barn wood door. Private master bath boasting soaking tub, cedar closet & separate bedroom exit. Bedroom 2 is roomy w/ tongue & groove walk-in closet. All new guest bath w/new toilet, new vanity & tile shower surround. Newer paint on patio decking. Almost new (enclosed) washer/dryer. Storage shed w/ electric. Fenced backyard to keep your 4 legged family members close. EPIC VIEWS & still flat & usable property. You are going to want to call this HOME.

32. 2021-03-04
    historical 783-char remark

    Show marketing remark (783 chars)

    Feels like HOME..... Move-In ready 2 bedroom 2 bath split bedroom floorplan. Open concept kitchen w/ updated cabinets & pulls. All new fixtures, doors & hardware. Vinyl wood-look flooring & neutral carpet w/ warm wood accents & rimmed windows. Enter your master suite through a custom barn wood door. Private master bath boasting soaking tub, cedar closet & separate bedroom exit. Bedroom 2 is roomy w/ tongue & groove walk-in closet. All new guest bath w/new toilet, new vanity & tile shower surround. Newer paint on patio decking. Almost new (enclosed) washer/dryer. Storage shed w/ electric. Fenced backyard to keep your 4 legged family members close. EPIC VIEWS & still flat & usable property. You are going to want to call this HOME.

33. 2021-02-17
    listed $200,000 783-char remark

    Show marketing remark (783 chars)

    Feels like HOME..... Move-In ready 2 bedroom 2 bath split bedroom floorplan. Open concept kitchen w/ updated cabinets & pulls. All new fixtures, doors & hardware. Vinyl wood-look flooring & neutral carpet w/ warm wood accents & rimmed windows. Enter your master suite through a custom barn wood door. Private master bath boasting soaking tub, cedar closet & separate bedroom exit. Bedroom 2 is roomy w/ tongue & groove walk-in closet. All new guest bath w/new toilet, new vanity & tile shower surround. Newer paint on patio decking. Almost new (enclosed) washer/dryer. Storage shed w/ electric. Fenced backyard to keep your 4 legged family members close. EPIC VIEWS & still flat & usable property. You are going to want to call this HOME.

34. 2018-10-31
    soldstatus $156,500
35. 2018-10-31
    soldstatus $152,000
36. 2018-09-24
    listed $156,500
37. 2007-10-30
    soldstatus $110,000
38. 2007-10-30
    soldstatus $110,000
39. 1997-03-24
    soldstatus $49,900
40. 1987-01-21
    soldstatus $49,900
41. 1985-01-01
    soldstatus $13,600

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $535 · $45/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$1,043/yr (+$87/mo · 195.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,723
• − Mortgage interest: −$13,388
• − Property taxes: −$535
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$6,953
• Taxable loss: −$2,982
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $1,897/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.

Schools (NCES district)

• District: Canon Elementary District (4484)
• NCES district ID: 0401650
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $37,755
• Composite: 27.85/100
• National rank: #12286
• State rank: #294 of 501 in AZ

Livability — Black Canyon City

• Score: 58/100
• State rank: #213
• US rank: #21226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Canyon City, AZ
• Population (ZIP): 2,297

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Serbian 3% Lithuanian 2%
• Foreign-born: 1% · Canada

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: ▲ 29.16%
• Current HPI: 417.6032
• Rent YoY: —
• Metro: —
• 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

+1657.4% since first listed

25 events — show timeline

• 2026-05-19 Contingent — ARMLS
• 2026-05-14 Price Changed $239,000 ARMLS
• 2026-05-01 Relisted — ARMLS
• 2026-04-29 Contingent — ARMLS
• 2026-04-21 Listed $245,000 ARMLS
• 2026-04-03 Listing Removed — ARMLS
• 2026-03-01 Relisted — ARMLS
• 2026-03-01 Listing Removed — ARMLS
• 2026-01-10 Price Changed $239,999 ARMLS
• 2026-01-10 Price Changed $240,000 ARMLS
• 2025-11-28 Price Changed $252,500 ARMLS
• 2025-11-11 Price Changed $255,000 ARMLS
• 2025-09-09 Listed $260,000 ARMLS
• 2021-04-14 Sold (Public Records) $206,000 Public Records
• 2021-04-14 Sold (MLS) $206,000 ARMLS
• 2021-03-04 Listing Removed — ARMLS
• 2021-02-17 Listed $200,000 ARMLS
• 2018-10-31 Sold (Public Records) $152,000 Public Records
• 2018-10-31 Sold (MLS) $156,500 ARMLS
• 2018-09-24 Listed $156,500 ARMLS
• 2007-10-30 Sold (Public Records) $110,000 Public Records
• 2007-10-30 Sold (Public Records) $110,000 Public Records
• 1997-03-24 Sold (Public Records) $49,900 Public Records
• 1987-01-21 Sold (Public Records) $49,900 Public Records
• 1985-01-01 Sold (Public Records) $13,600 Public Records

Property tax history

+2.8%/yr

Latest (2025): $535 · +28.8% YoY. Source: county tax records.