8420 S Highway 89 -- · Wilhoit, AZ 86332

$140,000

1 bd · 1.0 ba · 1,135 sqft · SingleFamily public records · 683 Days on market

Built 1980 1.03 ac lot Est $278k · 50% 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +6.8/10.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

Key facts

• Single family home
• Privacy fences
• Wood frame

Tags

• SINGLE FAMILY HOME
• DETACHED 1-CAR GARAGE
• PRIVACY FENCES
• WOOD FRAME

Property features AI

Finance

• Other: Lot size approximately 44,869 (assessor)
• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 garage space
• Utilities: Private water company; Septic system (septic in and connected); Septic tank
• Home design: Single family residence; Fee simple ownership; Mountain view; Property listed as fixer
• Construction: Stucco, wood frame and block construction; Other roof
• Exterior features: Wood fencing; Natural desert backyard; County-maintained road access; Horses allowed

Interior

• Kitchen: Laminate counters; Wall oven(s)
• Bedrooms: 1 possible bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (total 1)
• Heating & cooling: Propane heating; Ceiling fan(s); Window/Wall unit cooling
• Interior features: No interior steps; 3/4 bath in primary bedroom; Laminate counters; Storage
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-33 ($-398/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (27.7% below list).
• Recommended offer: $101k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#214 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Kirkland Elementary District (4480) (rural): math 30% / reading 40% proficiency, ranked #255 of 501 in AZ (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kirkland Elementary School (math 24% / reading 34%, grade F, #548 of 1,109 statewide, top 51%, 76 students, 75% FRL).
• Market conditions: 95 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 $6k of equity ($968 loan paydown + $5k appreciation (3.7% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 683 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $140k implies a 6000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,197 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 683 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $278,075
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9025 S Steven Trl	0.64mi	2/1.0 (+1)	968 (-15%)	6mo	$237,000	$245	36

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

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.51×
• Total profit: $19,924
• Equity at exit: $68,524

10-year hold

• IRR: 10.7%
• Equity multiple: 2.72×
• Total profit: $67,523
• Equity at exit: $110,158

Cash invested: $39,200 (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 86332

• Home prices YoY: 1.2%
• Active inventory: 95
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-33

Break-even live

Break-even rent $1,054

Max offer price $134,142

Occupancy floor 98%

Sensitivity live

Price	-10% $46	-5% $6	+0% $-33	+5% $-73	+10% $-112
Rent	-10% $-113	-5% $-73	+0% $-33	+5% $7	+10% $47
Rate	-1.0pp $37	-0.5pp $2	base $-33	+0.5pp $-69	+1.0pp $-106

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-21
   days on market $140,000 Active 683 DOM
2. 2026-06-18
   days on market $140,000 Active 680 DOM
3. 2026-06-17
   days on market $140,000 Active 679 DOM
4. 2026-06-16
   days on market $140,000 Active 678 DOM
5. 2026-06-15
   days on market $140,000 Active 677 DOM
6. 2026-06-14
   days on market $140,000 Active 675 DOM
7. 2026-06-13
   days on market $140,000 Active 674 DOM
8. 2026-06-10
   days on market $140,000 Active 672 DOM
9. 2026-06-09
   days on market $140,000 Active 671 DOM
10. 2026-06-08
    days on market $140,000 Active 670 DOM
11. 2026-06-07
    days on market $140,000 Active 669 DOM
12. 2026-06-05
    days on market $140,000 Active 666 DOM
13. 2026-06-03
    days on market $140,000 Active 665 DOM
14. 2026-06-02
    days on market $140,000 Active 664 DOM
15. 2026-06-01
    days on market $140,000 Active 663 DOM
16. 2026-05-31
    days on market $140,000 Active 662 DOM
17. 2026-05-30
    days on market $140,000 Active 661 DOM
18. 2026-03-03
    price $140,000 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

19. 2026-03-03
    price $140,000

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

20. 2025-09-17
    status Active 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

21. 2025-09-17
    status Active

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

22. 2025-09-17
    status Pending

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

23. 2025-09-17
    status Pending 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

24. 2025-01-24
    price $150,000 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

25. 2025-01-24
    price $150,000

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

26. 2024-08-23
    status Active

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

27. 2024-08-23
    status Active 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

28. 2024-08-15
    historical Under Contract Accepting Backups

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

29. 2024-08-15
    historical Active Under Contract 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

30. 2024-08-06
    listed $170,000 Active 382-char remark

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

31. 2024-08-06
    listed $170,000 Active

    Show marketing remark (382 chars)

    CASH ONLY. Cannot be financed. Bring your creative vision to this beautiful location. Single Family home with detached 1-car garage and several privacy fences. The home is block that has been added onto with wood frame. The views are breathtaking and there is plenty of room for all your improvements. Water provided by local water company but the lines are not currently hooked up.

32. 2024-06-20
    historical
33. 2024-06-20
    historical
34. 2024-06-20
    historical
35. 2024-06-20
    historical
36. 2023-12-11
    price $180,000
37. 2023-12-11
    price $200,000
38. 2023-12-11
    price $180,000
39. 2023-12-11
    price $200,000
40. 2022-12-29
    price $200,000
41. 2022-12-29
    price $250,000
42. 2022-12-29
    price $200,000
43. 2022-12-29
    price $250,000
44. 2022-12-20
    listed $95,000 Active
45. 2022-12-20
    listed $95,000 Active
46. 2022-12-19
    listed $140,000 Active
47. 2022-12-19
    listed $140,000 Active
48. 1997-06-11
    soldstatus $2,295

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$443/yr (+$37/mo · 92.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 4 d/yr ≥95°F today · 9 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: $12,144
• − Mortgage interest: −$7,842
• − Property taxes: −$481
• − Insurance: −$700
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$4,073
• Taxable loss: −$2,896
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $297/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: Kirkland Elementary District (4480)
• NCES district ID: 0404170
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $36,150
• Composite: 31.64/100
• National rank: #11125
• State rank: #255 of 501 in AZ

Livability — Wilhoit

• Score: 58/100
• State rank: #214
• US rank: #21279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilhoit, AZ
• Population (ZIP): 2,193

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 3.70%
• Current HPI: 323.3339
• 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

+6000.2% since first listed

31 events — show timeline

• 2026-03-03 Price Changed $140,000 PAARMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $140,000 ARMLS
• 2025-09-17 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-09-17 Relisted — ARMLS
• 2025-09-17 Pending — ARMLS
• 2025-09-17 Pending — PAARMLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $150,000 PAARMLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $150,000 ARMLS
• 2024-08-23 Relisted — ARMLS
• 2024-08-23 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-08-15 Contingent — ARMLS
• 2024-08-15 Contingent — PAARMLS as Distributed by MLS Grid
• 2024-08-06 Listed $170,000 ARMLS
• 2024-08-06 Listed $170,000 PAARMLS as Distributed by MLS Grid
• 2024-06-20 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-06-20 Listing Removed — ARMLS
• 2024-06-20 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-06-20 Listing Removed — ARMLS
• 2023-12-11 Price Changed $180,000 ARMLS
• 2023-12-11 Price Changed $200,000 ARMLS
• 2023-12-11 Price Changed $180,000 PAARMLS as Distributed by MLS Grid
• 2023-12-11 Price Changed $200,000 PAARMLS as Distributed by MLS Grid
• 2022-12-29 Price Changed $200,000 ARMLS
• 2022-12-29 Price Changed $250,000 ARMLS
• 2022-12-29 Price Changed $200,000 PAARMLS as Distributed by MLS Grid
• 2022-12-29 Price Changed $250,000 PAARMLS as Distributed by MLS Grid
• 2022-12-20 Listed $95,000 PAARMLS as Distributed by MLS Grid
• 2022-12-20 Listed $95,000 ARMLS
• 2022-12-19 Listed $140,000 ARMLS
• 2022-12-19 Listed $140,000 PAARMLS as Distributed by MLS Grid
• 1997-06-11 Sold (Public Records) $2,295 Public Records

Property tax history

-1.2%/yr

Latest (2025): $481 · -1.5% YoY. Source: county tax records.