1753 Georgia Ln · Bullhead City, AZ 86442

$119,900

1 bd · 1.0 ba · 840 sqft · Land public records · 188 Days on market

Built 1977

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your riverfront getaway at 1753 Georgia Lane, Lot 20! This charming 1-bedroom, 1-bathroom home is perfectly situated on leased land right on the beautiful Colorado River. Enjoy stunning river views from your living room, where large windows and sliding doors bring in plenty of natural light and open up to your own riverfront deck. The cozy interior features a comfortable living space, a modern kitchen with wood cabinetry and updated appliances, and a spacious bedroom with custom closet space to include a stacked washer/drier. The bathroom is beautifully updated with sleek fixtures and a relaxing atmosphere. This home is the perfect river retreat for anyone looking to embrace the beauty and tranquility of waterfront living. Whether you re looking for a full-time residence or a weekend escape, this property offers it all. Located walking distance from popular grocery stores restaurants banks and gas stations. Don t miss your chance to live along the river and enjoy all the outdoor adventures it has to offer, from boating and fishing to simply relaxing by the water. Space Rent is $650/mo. Water, Sewer, Trash included.

Key facts

• Attached deck
• Riverfront home
• Fire pit

Tags

• RIVERFRONT HOME
• ATTACHED DECK
• FULLY FENCED COURTYARD
• FIRE PIT

Property features AI

Finance

• Other: Directions: Turn right into Hardyville community; follow ramp down to lower level — home is the last one.
• HOA & community: Land is leased; Located in the Petersen's Acres community

Exterior

• Utilities: Shared well water; Electricity available
• Home design: Manufactured single-wide home; Residential property
• Construction: Rolled/hot mop roof; Zoned R1MH for single-family mobile homes
• Exterior features: Chain link fencing; Waterfront property with river frontage

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Open entry from the kitchen
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime D-.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bullhead City Middle School (math 14% / reading 23%, grade F, #140 of 218 statewide, top 65%, 508 students, 78% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 4→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-12,285
• Equity at exit: $17,877

10-year hold

• IRR: -6.2%
• Equity multiple: 0.66×
• Total profit: $-11,542
• Equity at exit: $10,367

Cash invested: $33,572 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 713
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $173

Break-even live

Break-even rent $1,133

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $215	+0% $173	+5% $132	+10% $91
Rent	-10% $67	-5% $120	+0% $173	+5% $227	+10% $280
Rate	-1.0pp $234	-0.5pp $204	base $173	+0.5pp $142	+1.0pp $111

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1663 Hwy 95 Bullhead, AZ	1.0	1.0	688	$1,700	$2.47	15d	1	0.35mi
1663 Highway 95 Unit C11 Bullhead City, AZ	2.0	2.0	1014	$1,800	$1.78	15d	1	0.36mi
1453 Luna Ln Bullhead City, AZ	2.0	1.0	1050	$1,500	$1.43	15d	1	0.52mi
1611 AZ-95 Unit C210 Bullhead City, AZ	2.0	2.0	1108	$1,900	$1.71	15d	1	0.58mi
1611 AZ-95 Unit A 103 Bullhead City, AZ	2.0	2.0	1100	$1,425	$1.30	15d	1	0.58mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	9d	1	1.01mi
2022 Merrill Ln Bullhead City, AZ	2.0–3.0	2.0–3.0	1193	$1,450	$1.21	22d	2	1.04mi
1770 Arriba Dr Bullhead City, AZ	1.0–3.0	1.0	826	$925	$1.12	15d	3	1.20mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,093	$1.49	15d	6	1.21mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	15d	1	1.23mi
1489 Church Dr Bullhead City, AZ	1.0	1.0	672	$1,100	$1.64	15d	1	1.29mi
1190 Ramar Rd Unit F52 Bullhead City, AZ	2.0	1.0	846	$1,000	$1.18	15d	1	1.36mi
1190 Ramar Rd Unit C21 Bullhead City, AZ	2.0	2.0	858	$1,200	$1.40	15d	1	1.36mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$995	$1.35	22d	1	1.36mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	15d	13	1.40mi

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-02-16
   price $119,900
3. 2026-01-11
   price $129,900
4. 2025-11-17
   price $149,999
5. 2025-11-02
   listed $174,900 Active
6. 2025-08-16
   price $69,000
7. 2025-07-24
   price $73,000
8. 2025-07-01
   listed $76,500 Active
9. 2024-10-28
   soldstatus $94,000 Closed 1143-char remark

   Show marketing remark (1143 chars)

   Welcome to your riverfront getaway at 1753 Georgia Lane, Lot 20! This charming 1-bedroom, 1-bathroom home is perfectly situated on leased land right on the beautiful Colorado River. Enjoy stunning river views from your living room, where large windows and sliding doors bring in plenty of natural light and open up to your own riverfront deck. The cozy interior features a comfortable living space, a modern kitchen with wood cabinetry and updated appliances, and a spacious bedroom with custom closet space to include a stacked washer/drier. The bathroom is beautifully updated with sleek fixtures and a relaxing atmosphere. This home is the perfect river retreat for anyone looking to embrace the beauty and tranquility of waterfront living. Whether you re looking for a full-time residence or a weekend escape, this property offers it all. Located walking distance from popular grocery stores restaurants banks and gas stations. Don t miss your chance to live along the river and enjoy all the outdoor adventures it has to offer, from boating and fishing to simply relaxing by the water. Space Rent is $650/mo. Water, Sewer, Trash included.

10. 2024-10-12
    status Pending 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to your riverfront getaway at 1753 Georgia Lane, Lot 20! This charming 1-bedroom, 1-bathroom home is perfectly situated on leased land right on the beautiful Colorado River. Enjoy stunning river views from your living room, where large windows and sliding doors bring in plenty of natural light and open up to your own riverfront deck. The cozy interior features a comfortable living space, a modern kitchen with wood cabinetry and updated appliances, and a spacious bedroom with custom closet space to include a stacked washer/drier. The bathroom is beautifully updated with sleek fixtures and a relaxing atmosphere. This home is the perfect river retreat for anyone looking to embrace the beauty and tranquility of waterfront living. Whether you re looking for a full-time residence or a weekend escape, this property offers it all. Located walking distance from popular grocery stores restaurants banks and gas stations. Don t miss your chance to live along the river and enjoy all the outdoor adventures it has to offer, from boating and fishing to simply relaxing by the water. Space Rent is $650/mo. Water, Sewer, Trash included.

11. 2024-09-22
    listed $98,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to your riverfront getaway at 1753 Georgia Lane, Lot 20! This charming 1-bedroom, 1-bathroom home is perfectly situated on leased land right on the beautiful Colorado River. Enjoy stunning river views from your living room, where large windows and sliding doors bring in plenty of natural light and open up to your own riverfront deck. The cozy interior features a comfortable living space, a modern kitchen with wood cabinetry and updated appliances, and a spacious bedroom with custom closet space to include a stacked washer/drier. The bathroom is beautifully updated with sleek fixtures and a relaxing atmosphere. This home is the perfect river retreat for anyone looking to embrace the beauty and tranquility of waterfront living. Whether you re looking for a full-time residence or a weekend escape, this property offers it all. Located walking distance from popular grocery stores restaurants banks and gas stations. Don t miss your chance to live along the river and enjoy all the outdoor adventures it has to offer, from boating and fishing to simply relaxing by the water. Space Rent is $650/mo. Water, Sewer, Trash included.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥114°F today · 7 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: $16,230
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,488
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,025/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

+22.3% since first listed

11 events — show timeline

• 2026-05-08 Pending — WARDEX
• 2026-02-16 Price Changed $119,900 WARDEX
• 2026-01-11 Price Changed $129,900 WARDEX
• 2025-11-17 Price Changed $149,999 WARDEX
• 2025-11-02 Listed $174,900 WARDEX
• 2025-08-16 Price Changed $69,000 WARDEX
• 2025-07-24 Price Changed $73,000 WARDEX
• 2025-07-01 Listed $76,500 WARDEX
• 2024-10-28 Sold (MLS) $94,000 WARDEX
• 2024-10-12 Pending — WARDEX
• 2024-09-22 Listed $98,000 WARDEX

Property tax history

+8.9%/yr

Latest (2025): $10,761 · +62.8% YoY. Source: county tax records.