12091 E MCQUEEN DR Plan · Prescott Valley, AZ 86327

$254,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 353 Days on market

$175/sqft · 5% below area Est $269k · 5% under

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Why this score? — see what drove the D- 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 +9.9/15.0
• Cash flow +9.6/30.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Juniper floorplan has it all! 3 bedrooms 2 bath lots of room to roam in this 1456 sq ft oasis. High end finishes in the kitchen with grey cabinets solid surface counters tile backsplash a large island with power is just the start! Laundry has tons of cabinets for storage, the master has a walk in closet, tiled shower, double sinks, separate vanity w/ tower. A charming front porch with great views a 8x12 shed & 2 car carport. This lot has a private block wall back yard. Desert Pines has beautiful amenities to compliment this lifestyle. Call Eileen today 928-327-7100

Key facts

• Listed 353 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (21.1% below list).
• Recommended offer: $201k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 266 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 34% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,106 (21.1% 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 353 days. Have you received any prior offers? Is the seller open to a 21% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $269,259
• List price: $254,900
• Delta: -5.33%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2142 Jackrabbit Dr #2142	0.49mi	2/2.0 (-1)	1,380 (-5%)	0mo	$185,000	$134	63
2211 Dove Dr	0.72mi	2/2.0 (-1)	1,333 (-8%)	10mo	$235,000	$176	39
617 N Blue Spruce Dr	0.70mi	2/2.0 (-1)	1,324 (-9%)	19mo	$353,700	$267	31
631 N Blue Spruce Dr	0.69mi	2/2.0 (-1)	1,344 (-8%)	23mo	$349,000	$260	31
584 N Wild Walnut Dr	0.71mi	3/2.0	1,650 (+13%)	20mo	$349,000	$212	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-52,281
• Equity at exit: $38,006

10-year hold

• IRR: -14.6%
• Equity multiple: 0.17×
• Total profit: $-59,576
• Equity at exit: $22,039

Cash invested: $71,372 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-173

Break-even live

Break-even rent $2,230

Max offer price $229,893

Occupancy floor —

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	44d	1	0.32mi
1298 Tapadero Dr Unit A Dewey, AZ	2.0	2.0	1134	$1,750	$1.54	21d	1	0.41mi
1131 Tapadero Dr Dewey, AZ	3.0	2.0	1590	$1,695	$1.07	44d	1	0.48mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	44d	1	0.50mi
887 N Cochise Dr Dewey, AZ	2.0	2.0	1544	$1,625	$1.05	21d	1	0.96mi
175 N Village Way Dewey, AZ	2.0–3.0	2.0	1088	$2,400	$2.20	13d	20	1.00mi
556 N Robles St Dewey, AZ	3.0	2.0	1484	$2,200	$1.48	21d	1	1.01mi
12933 E Santiago St Dewey, AZ	3.0	2.0	1484	$1,950	$1.31	44d	1	1.31mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	44d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $254,900 Active 353 DOM
2. 2026-06-17
   days on market $254,900 Active 352 DOM
3. 2026-06-16
   days on market $254,900 Active 351 DOM
4. 2026-06-15
   days on market $254,900 Active 350 DOM
5. 2026-06-14
   days on market $254,900 Active 348 DOM
6. 2026-06-13
   days on market $254,900 Active 347 DOM
7. 2026-06-10
   days on market $254,900 Active 345 DOM
8. 2026-06-09
   days on market $254,900 Active 344 DOM
9. 2026-06-08
   days on market $254,900 Active 343 DOM
10. 2026-06-07
    days on market $254,900 Active 342 DOM
11. 2026-06-02
    days on market $254,900 Active 337 DOM
12. 2026-06-01
    days on market $254,900 Active 336 DOM
13. 2026-05-31
    days on market $254,900 Active 335 DOM
14. 2026-05-30
    days on market $254,900 Active 334 DOM
15. 2026-01-08
    price $254,900 581-char remark

    Show marketing remark (581 chars)

    The Juniper floorplan has it all! 3 bedrooms 2 bath lots of room to roam in this 1456 sq ft oasis. High end finishes in the kitchen with grey cabinets solid surface counters tile backsplash a large island with power is just the start! Laundry has tons of cabinets for storage, the master has a walk in closet, tiled shower, double sinks, separate vanity w/ tower. A charming front porch with great views a 8x12 shed & 2 car carport. This lot has a private block wall back yard. Desert Pines has beautiful amenities to compliment this lifestyle. Call Eileen today 928-327-7100

16. 2025-11-10
    price $220,000 581-char remark

    Show marketing remark (581 chars)

    The Juniper floorplan has it all! 3 bedrooms 2 bath lots of room to roam in this 1456 sq ft oasis. High end finishes in the kitchen with grey cabinets solid surface counters tile backsplash a large island with power is just the start! Laundry has tons of cabinets for storage, the master has a walk in closet, tiled shower, double sinks, separate vanity w/ tower. A charming front porch with great views a 8x12 shed & 2 car carport. This lot has a private block wall back yard. Desert Pines has beautiful amenities to compliment this lifestyle. Call Eileen today 928-327-7100

17. 2025-09-11
    price $225,000 581-char remark

    Show marketing remark (581 chars)

    The Juniper floorplan has it all! 3 bedrooms 2 bath lots of room to roam in this 1456 sq ft oasis. High end finishes in the kitchen with grey cabinets solid surface counters tile backsplash a large island with power is just the start! Laundry has tons of cabinets for storage, the master has a walk in closet, tiled shower, double sinks, separate vanity w/ tower. A charming front porch with great views a 8x12 shed & 2 car carport. This lot has a private block wall back yard. Desert Pines has beautiful amenities to compliment this lifestyle. Call Eileen today 928-327-7100

18. 2025-06-30
    listed $254,900 Active 581-char remark

    Show marketing remark (581 chars)

    The Juniper floorplan has it all! 3 bedrooms 2 bath lots of room to roam in this 1456 sq ft oasis. High end finishes in the kitchen with grey cabinets solid surface counters tile backsplash a large island with power is just the start! Laundry has tons of cabinets for storage, the master has a walk in closet, tiled shower, double sinks, separate vanity w/ tower. A charming front porch with great views a 8x12 shed & 2 car carport. This lot has a private block wall back yard. Desert Pines has beautiful amenities to compliment this lifestyle. Call Eileen today 928-327-7100

ⓘ 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: $24,133
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$7,415
• Taxable loss: −$6,520
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $-509/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: 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): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-01-08 Price Changed $254,900 Zillow
• 2025-11-10 Price Changed $220,000 Zillow
• 2025-09-11 Price Changed $225,000 Zillow
• 2025-06-30 Listed $254,900 Zillow