7901 E State Route 69 #72 · Prescott Valley, AZ 86314

$86,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 133 Days on market

Built 1978 Fair condition $102/sqft · 70% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2-bedroom home that's cozy and move-in ready, perfect for easy living .The added Arizona room provides extra space, along with a convenient carport. Low-maintenance and ideally located in this desirable 55+ park-- Lot rent includes water, trash & sewer $693.40 schedule your showing today!

Key facts

• Arizona room
• Carport
• Parking

Tags

• ARIZONA ROOM
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 3.2% 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: schools C-, amenities F, commute 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.
• Market conditions: Rents flat; 447 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $595 of loan paydown is wiped out by about $3k 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 + 1.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.41%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $283,242
• List price: $86,000
• Delta: -69.64%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 E State Route 69 #58	0.06mi	2/1.0	784 (-7%)	4mo	$101,500	$129	82
7901 E State Route 69 #77	0.06mi	2/2.0	900 (+7%)	1mo	$148,000	$164	81
7901 E State Route 69 #38	0.00mi	2/1.5	910 (+8%)	6mo	$68,950	$76	79
7901 E State Route 69 #47	0.00mi	2/2.0	896 (+7%)	11mo	$55,000	$61	76
11250 E State Route 69 2183	0.46mi	2/2.0	880 (+5%)	14mo	$136,000	$155	55

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.27×
• Total profit: $30,489
• Equity at exit: $12,823

10-year hold

• IRR: 37.1%
• Equity multiple: 4.11×
• Total profit: $74,786
• Equity at exit: $7,436

Cash invested: $24,080 (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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 447
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $751

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 51%

Sensitivity live

Price	-10% $810	-5% $780	+0% $751	+5% $721	+10% $691
Rent	-10% $616	-5% $683	+0% $751	+5% $818	+10% $885
Rate	-1.0pp $794	-0.5pp $772	base $751	+0.5pp $728	+1.0pp $706

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	14d	1	0.10mi
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	44d	1	0.10mi
3230 N Victor Rd Unit C Prescott Valley, AZ	2.0	1.0	850	$1,350	$1.59	14d	1	0.35mi
3148 N Navajo Dr Unit C Prescott Valley, AZ	2.0	1.5	1024	$1,425	$1.39	22d	1	0.54mi
3131 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	935	$1,722	$1.84	14d	33	0.59mi
3290 N Bumblebee Dr Unit A Prescott Valley, AZ	2.0	2.0	1050	$1,550	$1.48	14d	1	0.60mi
8683 E Commons Cir Prescott Valley, AZ	1.0–2.0	1.0–2.0	834	$1,785	$2.14	14d	5	0.78mi
8132 E Lakeshore Dr Unit B Prescott Valley, AZ	2.0	2.0	890	$1,400	$1.57	44d	1	0.81mi
3028 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	889	$1,600	$1.80	22d	1	0.82mi
3123 N Corrine Dr Apt B Prescott Valley, AZ	2.0	2.0	1111	$1,595	$1.44	44d	1	0.91mi
3830 N Windsong Dr Prescott Valley, AZ	1.0–3.0	1.0–2.0	1097	$2,034	$1.85	14d	22	0.94mi
3231 N Corrine Dr Unit B Prescott Valley, AZ	2.0	2.0	948	$1,500	$1.58	44d	1	0.98mi
3184 N Truwood Dr Unit D Prescott Valley, AZ	2.0	1.0	600	$1,100	$1.83	22d	1	0.99mi
3279 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	738	$1,400	$1.90	44d	1	1.01mi
8396 E Stevens Dr Unit B Prescott Valley, AZ	2.0	2.0	978	$2,000	$2.04	44d	1	1.03mi
8396 E Stevens Dr Unit A Prescott Valley, AZ	2.0	2.0	950	$2,000	$2.11	44d	1	1.03mi
3866 E Teri Ct Unit A Prescott Valley, AZ	3.0	2.0	1050	$1,675	$1.60	14d	1	1.08mi
3901 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	978	$1,910	$1.95	14d	16	1.34mi
4357 N Miner Rd Prescott Valley, AZ	2.0	2.0	960	$1,600	$1.67	44d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $86,000 Active 133 DOM
2. 2026-06-17
   days on market $86,000 Active 132 DOM
3. 2026-06-16
   days on market $86,000 Active 131 DOM
4. 2026-06-15
   days on market $86,000 Active 130 DOM
5. 2026-06-14
   days on market $86,000 Active 128 DOM
6. 2026-06-13
   days on market $86,000 Active 127 DOM
7. 2026-06-10
   days on market $86,000 Active 125 DOM
8. 2026-06-09
   days on market $86,000 Active 124 DOM
9. 2026-06-08
   days on market $86,000 Active 123 DOM
10. 2026-06-07
    days on market $86,000 Active 122 DOM
11. 2026-06-02
    days on market $86,000 Active 117 DOM
12. 2026-06-01
    days on market $86,000 Active 116 DOM
13. 2026-05-31
    days on market $86,000 Active 115 DOM
14. 2026-05-30
    days on market $86,000 Active 114 DOM
15. 2026-02-05
    listed $86,000 Active 305-char remark

    Show marketing remark (305 chars)

    Affordable 2-bedroom home that's cozy and move-in ready, perfect for easy living .The added Arizona room provides extra space, along with a convenient carport. Low-maintenance and ideally located in this desirable 55+ park-- Lot rent includes water, trash & sewer $693.40 schedule your showing today!

ⓘ 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 1 d/yr ≥94°F today · 4 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: $20,430
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$2,502
• Taxable income: $8,122
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $7,058/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

Fair 45/100 Moderate rehab

This home is move-in ready with some moderate repairs needed, particularly in the kitchen and exterior. Painting and updating the kitchen and exterior would significantly enhance its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom fixtures — Dated appearance
• Moderate Exterior siding — Weathered appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace worn exterior siding — Fresh siding enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace worn exterior siding — Fresh siding enhances curb appeal and structural integrity ↑

ⓘ 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: 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

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 · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• 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

1 event — show timeline

• 2026-02-05 Listed $86,000 PAARMLS as Distributed by MLS Grid