1933 W Robson Cir · Bullhead City, AZ 86442

$123,990

2 bd · 2.0 ba · 1,536 sqft · Land public records · 102 Days on market

Built 1972 3,920 sqft lot

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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).

• Cash flow +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

Key facts

• Newly sealed roof
• Double pane windows
• Open living area

Tags

• RIVER BEND NEIGHBORHOOD
• NEWLY SEALED ROOF
• DOUBLE PANE WINDOWS
• OPEN LIVING AREA
• PARTIALLY UPDATED KITCHEN
• WHOLE HOUSE PLUMBING UPGRADED

Property features AI

Exterior

• Utilities: Public water; Public sewer; 220 volt electrical service; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property
• Construction: Rolled/hot mop roof
• Exterior features: Block, chain link, and wrought iron fencing; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen island; Laminate countertops
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $124k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/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 $858 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 1.23% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,652
• Equity at exit: $18,487

10-year hold

• IRR: 9.5%
• Equity multiple: 1.64×
• Total profit: $22,135
• Equity at exit: $10,720

Cash invested: $34,717 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 713
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$650
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $444

Break-even live

Break-even rent $964

Max offer price $123,990

Occupancy floor 66%

Sensitivity live

Price	-10% $514	-5% $479	+0% $444	+5% $408	+10% $373
Rent	-10% $323	-5% $383	+0% $444	+5% $504	+10% $564
Rate	-1.0pp $506	-0.5pp $475	base $444	+0.5pp $411	+1.0pp $379

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: $30,998
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Meander Dr Bullhead City, AZ	2.0	2.0	1152	$1,395	$1.21	12d	1	0.08mi
1910 Rio Grande Rd Bullhead City, AZ	3.0	2.0	1296	$1,500	$1.16	13d	1	0.14mi
335 Riverwood Ln Bullhead City, AZ	3.0	2.0	1454	$1,650	$1.13	0d	1	0.15mi
1948 Merced Dr Bullhead City, AZ	3.0	1.0	1152	$1,000	$0.87	13d	1	0.15mi
2077 Whitewater Dr Bullhead City, AZ	3.0	2.0	2176	$3,000	$1.38	0d	1	0.35mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	9d	1	0.38mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	14d	1	0.83mi
384 Anna Cir Apt A Bullhead City, AZ	2.0	1.5	1515	$1,350	$0.89	14d	1	0.85mi
437 Riverfront Dr #5 Bullhead City, AZ	2.0	2.0	1362	$2,600	$1.91	22d	1	0.94mi
437 Riverfront Dr Unit 6 Bullhead City, AZ	2.0	1.5	1392	$2,400	$1.72	22d	1	0.94mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	22d	1	0.94mi
652 Holly St Bullhead City, AZ	3.0	2.0	1200	$1,500	$1.25	14d	1	1.14mi

Listing history 27 events

1. 2026-06-21
   statusdays on market $123,990 Pending 102 DOM
2. 2026-06-18
   days on market $123,990 Active 101 DOM
3. 2026-06-18
   price $123,990 Active 100 DOM
4. 2026-06-17
   days on market $126,990 Active 100 DOM
5. 2026-06-16
   days on market $126,990 Active 99 DOM
6. 2026-06-15
   days on market $126,990 Active 98 DOM
7. 2026-06-14
   days on market $126,990 Active 96 DOM
8. 2026-06-13
   statusdays on market $126,990 Active 95 DOM
9. 2026-05-31
   status $126,990 Pending 93 DOM
10. 2026-05-31
    days on market $126,990 Active 93 DOM
11. 2026-05-30
    days on market $126,990 Active 92 DOM
12. 2026-05-23
    price $126,990
13. 2026-04-16
    price $129,990
14. 2026-04-02
    price $139,900
15. 2026-03-18
    status Active
16. 2026-03-11
    status Pending
17. 2026-03-07
    price $144,900
18. 2026-02-17
    listed $158,900 Active
19. 2022-12-30
    soldstatus $110,000 Closed 835-char remark

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

20. 2022-12-30
    soldstatus $110,000

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

21. 2022-12-17
    status Pending 835-char remark

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

22. 2022-11-30
    price $119,000 835-char remark

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

23. 2022-10-14
    price $123,400 835-char remark

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

24. 2022-10-05
    price $129,900 835-char remark

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

25. 2022-09-25
    listed $134,900 Active 835-char remark

    Show marketing remark (835 chars)

    Newly updated large 1536 sq ft. 2 bedrooms, 2 bathrooms home. Home offers open living area with fireplace. Built ins for plenty of storage. Partially updated kitchen with new island, new dishwasher and new microwave. Great breakfast bar. Home offers good size bedrooms, both with attached baths. New hot water heater, New HVAC (with 10 year warranty), and new vinyl plank flooring throughout. Whole house plumbing has been upgraded to PEX. Exterior was painted and Roof was recently recoated with elastomeric too! Outside features large front deck, front and sides are fenced with block wall and wrought iron, back is chain link. New gas line and gas meter installed. Location is close to the Colorado River and Rotary park! Buyer to verify any and all pertinent information including but not limited to utilities and square footage.

26. 2021-06-28
    soldstatus $41,000 67-char remark

    Show marketing remark (67 chars)

    Fix up from 1972. Bright open doublewide in nice neighborhood. REO

27. 2021-03-19
    listed $29,000 67-char remark

    Show marketing remark (67 chars)

    Fix up from 1972. Bright open doublewide in nice neighborhood. REO

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$103/yr (+$9/mo · 14.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 17 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: $18,304
• − Mortgage interest: −$6,945
• − Property taxes: −$715
• − Insurance: −$620
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,607
• Taxable income: $3,488
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $4,485/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

+337.9% since first listed

16 events — show timeline

• 2026-05-23 Price Changed $126,990 WARDEX
• 2026-04-16 Price Changed $129,990 WARDEX
• 2026-04-02 Price Changed $139,900 WARDEX
• 2026-03-18 Relisted — WARDEX
• 2026-03-11 Pending — WARDEX
• 2026-03-07 Price Changed $144,900 WARDEX
• 2026-02-17 Listed $158,900 WARDEX
• 2022-12-30 Sold (Public Records) $110,000 Public Records
• 2022-12-30 Sold (MLS) $110,000 WARDEX
• 2022-12-17 Pending — WARDEX
• 2022-11-30 Price Changed $119,000 WARDEX
• 2022-10-14 Price Changed $123,400 WARDEX
• 2022-10-05 Price Changed $129,900 WARDEX
• 2022-09-25 Listed $134,900 WARDEX
• 2021-06-28 Sold (MLS) $41,000 WARDEX
• 2021-03-19 Listed $29,000 WARDEX

Property tax history

+5.3%/yr

Latest (2025): $715 · +3.2% YoY. Source: county tax records.