2050 W State Route 89a -- #1 · Cottonwood, AZ 86326

$134,500

3 bd · 2.0 ba · 1,960 sqft · Manufactured · 126 Days on market

Built 1992 Good condition Est $263k · 49% under ↓ 7% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

With its recently updated roof, thoughtful upgrades, spacious layout, and access to outstanding amenities, this home offers comfort, convenience, and a welcoming lifestyle in one of Cottonwood's most desirable 55+ communities. The bright interior, open kitchen with a center island, generous primary suite, and versatile guest rooms create an easy, enjoyable living experience. Set on a corner lot with a dedicated workshop and resort-style facilities, this residence is ready to become your next home.

Key facts

• Bright kitchen
• Fitness center
• Indoor swimming pool

Tags

• OPEN FAMILY ROOM
• BRIGHT KITCHEN
• FUNCTIONAL CENTER ISLAND
• INDOOR SWIMMING POOL
• FITNESS CENTER
• PICKLEBALL

Property features AI

Finance

• Other: Lot information from assessor; Lot features and large lot area (assessor source)
• Financial info: Current financing: Conventional
• HOA & community: Land lease (monthly $850); Association covers sewer and trash; Community pool; Golf; Pickleball courts; Gated community; Transportation services; Fitness center

Exterior

• Parking: 4 covered parking spaces; 2-car garage; 2-car carport
• Utilities: City water; Public sewer; 220 volts in kitchen (electric)
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof; Building area information from assessor
• Exterior features: East/West exposure; Gravel/stone front; Private maintained road; Asphalt road surface

Interior

• Kitchen: Laminate counters; 220-volt outlet in kitchen; Refrigerator; Dishwasher
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Evaporative cooling; Has cooling
• Interior features: High-speed internet; Breakfast bar; Vaulted ceiling(s); Separate shower and tub; Reverse osmosis water filtration; Other interior features
• Laundry & utility: Washer/dryer hookups (washer/dryer not included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,314/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 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 + 0.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. 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: 1.72% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.64%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $262,640
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89a -- #320	0.26mi	3/2.0	1,960 (0%)	2mo	$175,000	$89	86
2050 W State Route 89a -- #8	0.00mi	3/2.0	1,782 (-9%)	9mo	$95,000	$53	77
2050 W State Route 89a -- #345	0.14mi	3/2.0	1,800 (-8%)	6mo	$240,300	$134	75
2050 Az-89a #274	0.00mi	2/2.0 (-1)	1,754 (-10%)	15mo	$165,000	$94	65
2050 W State Route 89-a -- #344	0.26mi	3/2.0	1,680 (-14%)	2mo	$200,000	$119	62
541 Lincoln Dr	0.58mi	3/2.0	2,062 (+5%)	8mo	$375,000	$182	58
401 Starlight Dr	0.58mi	3/2.0	1,904 (-3%)	13mo	$385,000	$202	57
700 W On The Greens Blvd	0.51mi	2/2.0 (-1)	1,720 (-12%)	1mo	$277,500	$161	50
1181 Sunrise Dr	0.63mi	3/2.0	1,739 (-11%)	8mo	$345,000	$198	45
471 Celestial Dr	0.62mi	3/2.0	1,808 (-8%)	17mo	$375,000	$207	44
1083 Nicklaus Dr	0.54mi	3/2.0	1,680 (-14%)	13mo	$219,900	$131	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.76×
• Total profit: $28,707
• Equity at exit: $20,054

10-year hold

• IRR: 25.6%
• Equity multiple: 2.93×
• Total profit: $72,644
• Equity at exit: $11,629

Cash invested: $37,660 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $899

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 56%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.23mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	0.98mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	21d	1	1.28mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	13d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	13d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $134,500 Active 126 DOM
2. 2026-06-17
   days on market $134,500 Active 125 DOM
3. 2026-06-16
   days on market $134,500 Active 124 DOM
4. 2026-06-15
   days on market $134,500 Active 123 DOM
5. 2026-06-14
   days on market $134,500 Active 121 DOM
6. 2026-06-13
   days on market $134,500 Active 120 DOM
7. 2026-06-10
   days on market $134,500 Active 118 DOM
8. 2026-06-09
   days on market $134,500 Active 117 DOM
9. 2026-06-08
   days on market $134,500 Active 116 DOM
10. 2026-06-07
    days on market $134,500 Active 115 DOM
11. 2026-06-05
    days on market $134,500 Active 112 DOM
12. 2026-06-03
    days on market $134,500 Active 111 DOM
13. 2026-06-02
    days on market $134,500 Active 110 DOM
14. 2026-06-01
    days on market $134,500 Active 109 DOM
15. 2026-05-31
    days on market $134,500 Active 108 DOM
16. 2026-05-30
    days on market $134,500 Active 107 DOM
17. 2026-05-09
    price $134,500
18. 2026-03-31
    price $140,000
19. 2026-02-12
    listed $145,000 Active

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

Taxation est. · year 1

• Rental income: $27,773
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$3,913
• Taxable income: $9,192
• Est. tax owed @ 24.0%: −$2,206
• After-tax cash flow: $8,580/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 · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, offering a comfortable and inviting living space in a desirable community.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring — improves aesthetics and value
• Resale update kitchen appliances — modernizes the space

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring — improves aesthetics and value ↑
• Resale update kitchen appliances — modernizes the space ↑

ⓘ 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

-7.2% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $134,500 ARMLS
• 2026-03-31 Price Changed $140,000 ARMLS
• 2026-02-12 Listed $145,000 ARMLS