837 Division St #32 · Prescott, AZ 86301

$72,000

2 bd · 2.0 ba · 720 sqft · SingleFamily · 139 Days on market

Built 1971 Fair condition $100/sqft · 24% below area Est $95k · 24% under ↓ 6% 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 +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

Key facts

• Near shopping
• Refreshed bathrooms
• Built 1971

Tags

• PRIME PRESCOTT LOCATION
• REFRESHED BATHROOMS
• STYLISH LAMINATE FLOORING
• NEWER KITCHEN SURFACES
• NEAR MEDICAL FACILITIES
• NEAR SHOPPING

🏷️ Possibly a rental listed for sale. The $72,000 price doesn't fit this home's estimated sale value (~$95,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 486 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $498 of loan paydown is wiped out by about $2k 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 + 0.2% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1971 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.86% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.46%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $95,000
• List price: $72,000
• Delta: -24.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Dameron Dr	0.17mi	2/1.0	721 (+0%)	19mo	$267,500	$371	72
821 Lincoln Ave	0.24mi	2/1.0	660 (-8%)	1mo	$291,000	$441	70
937 Audrey Ln	0.26mi	2/1.0	768 (+7%)	9mo	$327,500	$426	66
934 Audrey Ln	0.24mi	2/1.0	768 (+7%)	10mo	$235,000	$306	65
403 Sun St	0.31mi	2/1.0	792 (+10%)	3mo	$310,000	$391	62
811 Oak Terrace Dr	0.52mi	2/1.0	710 (-1%)	14mo	$165,000	$232	58
615 West St #15	0.72mi	2/1.0	670 (-7%)	6mo	$88,000	$131	46
415 Comfort Ave	0.55mi	2/1.0	612 (-15%)	4mo	$335,000	$547	42
960 Peace Ln #13	0.53mi	1/1.0 (-1)	624 (-13%)	4mo	$66,000	$106	40
111 E Navajo Dr	0.59mi	2/1.0	798 (+11%)	15mo	$301,499	$378	38
919 Prosser Ln	0.40mi	2/1.0	816 (+13%)	22mo	$375,000	$460	36

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.02×
• Total profit: $20,495
• Equity at exit: $10,735

10-year hold

• IRR: 31.5%
• Equity multiple: 3.47×
• Total profit: $49,817
• Equity at exit: $6,225

Cash invested: $20,160 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 486
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $562

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 53%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	20d	1	0.37mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	0.45mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	0.45mi
800 Gail Gardner Way Unit 12 Prescott, AZ	1.0	1.0	500	$1,300	$2.60	43d	1	0.49mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	43d	1	0.49mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	43d	1	0.58mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	20d	1	0.58mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	20d	2	0.83mi
129 N Cortez St Prescott, AZ	1.0	1.0	292	$1,225	$4.19	44d	3	1.08mi
129 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,195	$3.10	20d	1	1.08mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	20d	1	1.08mi
123 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,145	$2.97	20d	1	1.09mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	20d	1	1.09mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	43d	1	1.27mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	20d	1	1.30mi
1717 Cottonwood Ave Prescott, AZ	1.0	1.0	600	$1,300	$2.17	13d	1	1.43mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	13d	4	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $72,000 Active 139 DOM
2. 2026-06-17
   days on market $72,000 Active 138 DOM
3. 2026-06-16
   days on market $72,000 Active 137 DOM
4. 2026-06-15
   days on market $72,000 Active 136 DOM
5. 2026-06-14
   days on market $72,000 Active 134 DOM
6. 2026-06-13
   days on market $72,000 Active 133 DOM
7. 2026-06-10
   days on market $72,000 Active 131 DOM
8. 2026-06-09
   days on market $72,000 Active 130 DOM
9. 2026-06-08
   days on market $72,000 Active 129 DOM
10. 2026-06-07
    statusdays on market $72,000 Active 128 DOM
11. 2026-06-05
    days on market $72,000 Under Contract Accepting Backups 125 DOM
12. 2026-06-02
    days on market $72,000 Under Contract Accepting Backups 123 DOM
13. 2026-06-01
    days on market $72,000 Under Contract Accepting Backups 122 DOM
14. 2026-05-31
    days on market $72,000 Under Contract Accepting Backups 121 DOM
15. 2026-05-30
    days on market $72,000 Under Contract Accepting Backups 120 DOM
16. 2026-04-21
    price $72,000 555-char remark

    Show marketing remark (553 chars)

    ffordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

17. 2026-04-21
    price $72,000 553-char remark

    Show marketing remark (553 chars)

    ffordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

18. 2026-04-09
    price $75,400 553-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

19. 2026-04-09
    price $75,400 555-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

20. 2026-03-26
    price $75,900 553-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

21. 2026-03-26
    price $75,900 555-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

22. 2026-03-05
    price $76,400 553-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

23. 2026-03-05
    price $76,400 555-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

24. 2026-01-30
    listed $76,900 Active 553-char remark

    Show marketing remark (553 chars)

    ffordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

25. 2026-01-29
    listed $76,900 Active 555-char remark

    Show marketing remark (555 chars)

    Affordable opportunity in a prime Prescott location! This updated manufactured home features refreshed bathrooms, stylish laminate flooring, newer kitchen surfaces and appliances. The comfortable and welcoming interior makes this home easy to enjoy from the moment you arrive. Ideally situated near medical facilities, shopping, and just a short drive to Prescott's charming Downtown. Located in a 55+ leased-land community, space rent is $500 per month. Buyer must submit a park application and receive approval from management during inspection period.

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 14 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: $16,098
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,095
• Taxable income: $5,954
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,317/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 Cosmetic rehab

This updated manufactured home in Prescott offers a comfortable and welcoming interior with laminate flooring and stainless steel appliances. However, it requires some cosmetic repairs and maintenance to fully enhance its value.

Repairs flagged

• Minor bathroom fixtures — Dated and worn
• Minor landscaping — Overgrown bushes need trimming

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Rental Replace bathroom fixtures — Modern fixtures improve tenant satisfaction

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom fixtures · Dated and worn	Minor	$500–3,000
landscaping · Overgrown bushes need trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Rental Replace bathroom fixtures — Modern fixtures improve tenant satisfaction ↑

ⓘ 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• 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

-6.4% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $72,000 PAARMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $72,000 ARMLS
• 2026-04-09 Price Changed $75,400 ARMLS
• 2026-04-09 Price Changed $75,400 PAARMLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $75,900 ARMLS
• 2026-03-26 Price Changed $75,900 PAARMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $76,400 ARMLS
• 2026-03-05 Price Changed $76,400 PAARMLS as Distributed by MLS Grid
• 2026-01-30 Listed $76,900 ARMLS
• 2026-01-29 Listed $76,900 PAARMLS as Distributed by MLS Grid