26365 N Apple Dr · Meadview, AZ 86444

$159,000

2 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 41 Days on market

Built 1993 1.30 ac lot $86/sqft · 29% below area Est $225k · 29% 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 +11.5/30.0
• Appreciation +10.0/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.8/10.0

Listing remarks MLS

Escape to wide-open desert living in Meadview! Situated on 1.3 acres, this charming stick-built chalet-style home offers the perfect base for adventure and relaxation. Located just 20 minutes from the Lake Mead boat launch and about 20 miles from the Grand Canyon Skywalk, it s ideally positioned for outdoor enthusiasts. The spacious 29 x 29 garage with a heavy-duty concrete slab provides ample room for vehicles, toys, and gear and from here you can ride ATVs directly onto the surrounding trail system that stretches for miles in every direction. Inside, the upper-level primary suite features a private balcony overlooking the dramatic Grand Wash Cliffs and can also function as a loft or office space. The backyard includes a covered patio perfect for enjoying peaceful desert evenings under the stars. Set in a quiet neighborhood with friendly neighbors, this property offers space, views, and easy access to some of Arizona s most iconic outdoor destinations.

Key facts

• Easy access
• Private balcony
• Covered patio

Tags

• 1.3 ACRES
• PRIVATE BALCONY
• COVERED PATIO
• QUIET NEIGHBORHOOD
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-51 ($-615/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (27.4% below list).
• Recommended offer: $116k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in Meadview — 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 (#131 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 341 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $10k (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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,503 (27.4% 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 41 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $224,999
• List price: $159,000
• Delta: -29.33%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26365 N Apple Dr	0.00mi	2/2.0	1,848 (0%)	1mo	$150,000	$81	100
26541 N Verde Rd	0.71mi	2/2.5	1,600 (-13%)	9mo	$140,000	$88	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.87×
• Total profit: $83,264
• Equity at exit: $143,240

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $247,637
• Equity at exit: $308,902

Cash invested: $44,520 (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 86444

• Home prices YoY: 5.8%
• Active inventory: 341
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-51

Break-even live

Break-even rent $1,220

Max offer price $149,942

Occupancy floor 99%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-06
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Escape to wide-open desert living in Meadview! Situated on 1.3 acres, this charming stick-built chalet-style home offers the perfect base for adventure and relaxation. Located just 20 minutes from the Lake Mead boat launch and about 20 miles from the Grand Canyon Skywalk, it s ideally positioned for outdoor enthusiasts. The spacious 29 x 29 garage with a heavy-duty concrete slab provides ample room for vehicles, toys, and gear and from here you can ride ATVs directly onto the surrounding trail system that stretches for miles in every direction. Inside, the upper-level primary suite features a private balcony overlooking the dramatic Grand Wash Cliffs and can also function as a loft or office space. The backyard includes a covered patio perfect for enjoying peaceful desert evenings under the stars. Set in a quiet neighborhood with friendly neighbors, this property offers space, views, and easy access to some of Arizona s most iconic outdoor destinations.

2. 2026-04-29
   status Active 969-char remark

   Show marketing remark (969 chars)

   Escape to wide-open desert living in Meadview! Situated on 1.3 acres, this charming stick-built chalet-style home offers the perfect base for adventure and relaxation. Located just 20 minutes from the Lake Mead boat launch and about 20 miles from the Grand Canyon Skywalk, it s ideally positioned for outdoor enthusiasts. The spacious 29 x 29 garage with a heavy-duty concrete slab provides ample room for vehicles, toys, and gear and from here you can ride ATVs directly onto the surrounding trail system that stretches for miles in every direction. Inside, the upper-level primary suite features a private balcony overlooking the dramatic Grand Wash Cliffs and can also function as a loft or office space. The backyard includes a covered patio perfect for enjoying peaceful desert evenings under the stars. Set in a quiet neighborhood with friendly neighbors, this property offers space, views, and easy access to some of Arizona s most iconic outdoor destinations.

3. 2026-04-20
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Escape to wide-open desert living in Meadview! Situated on 1.3 acres, this charming stick-built chalet-style home offers the perfect base for adventure and relaxation. Located just 20 minutes from the Lake Mead boat launch and about 20 miles from the Grand Canyon Skywalk, it s ideally positioned for outdoor enthusiasts. The spacious 29 x 29 garage with a heavy-duty concrete slab provides ample room for vehicles, toys, and gear and from here you can ride ATVs directly onto the surrounding trail system that stretches for miles in every direction. Inside, the upper-level primary suite features a private balcony overlooking the dramatic Grand Wash Cliffs and can also function as a loft or office space. The backyard includes a covered patio perfect for enjoying peaceful desert evenings under the stars. Set in a quiet neighborhood with friendly neighbors, this property offers space, views, and easy access to some of Arizona s most iconic outdoor destinations.

4. 2026-04-02
   price $159,000 969-char remark

   Show marketing remark (969 chars)

   Escape to wide-open desert living in Meadview! Situated on 1.3 acres, this charming stick-built chalet-style home offers the perfect base for adventure and relaxation. Located just 20 minutes from the Lake Mead boat launch and about 20 miles from the Grand Canyon Skywalk, it s ideally positioned for outdoor enthusiasts. The spacious 29 x 29 garage with a heavy-duty concrete slab provides ample room for vehicles, toys, and gear and from here you can ride ATVs directly onto the surrounding trail system that stretches for miles in every direction. Inside, the upper-level primary suite features a private balcony overlooking the dramatic Grand Wash Cliffs and can also function as a loft or office space. The backyard includes a covered patio perfect for enjoying peaceful desert evenings under the stars. Set in a quiet neighborhood with friendly neighbors, this property offers space, views, and easy access to some of Arizona s most iconic outdoor destinations.

5. 2026-03-16
   listed $169,000 Active 969-char remark

   Show marketing remark (969 chars)

   Escape to wide-open desert living in Meadview! Situated on 1.3 acres, this charming stick-built chalet-style home offers the perfect base for adventure and relaxation. Located just 20 minutes from the Lake Mead boat launch and about 20 miles from the Grand Canyon Skywalk, it s ideally positioned for outdoor enthusiasts. The spacious 29 x 29 garage with a heavy-duty concrete slab provides ample room for vehicles, toys, and gear and from here you can ride ATVs directly onto the surrounding trail system that stretches for miles in every direction. Inside, the upper-level primary suite features a private balcony overlooking the dramatic Grand Wash Cliffs and can also function as a loft or office space. The backyard includes a covered patio perfect for enjoying peaceful desert evenings under the stars. Set in a quiet neighborhood with friendly neighbors, this property offers space, views, and easy access to some of Arizona s most iconic outdoor destinations.

6. 2021-05-12
   soldstatus $140,000
7. 2021-05-12
   soldstatus $140,000
8. 2021-03-19
   listed $149,000
9. 2019-04-13
   historical
10. 2018-11-19
    listed $89,999
11. 2018-10-11
    listed $89,999
12. 2018-05-15
    listed $104,000
13. 2018-05-14
    listed $105,900
14. 2014-10-24
    listed $89,900
15. 2014-10-24
    listed $89,900
16. 2006-11-14
    soldstatus $95,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$285/yr (+$24/mo · 37.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°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: $13,860
• − Mortgage interest: −$8,906
• − Property taxes: −$764
• − Insurance: −$795
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,625
• Taxable loss: −$3,448
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $212/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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Meadview

• Score: 62/100
• State rank: #131
• US rank: #16340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadview, AZ
• City population: 1,633
• Population (ZIP): 1,633

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 6% Slovak 6% Romanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 15.45%
• Current HPI: 279.9548
• 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

+67.4% since first listed

16 events — show timeline

• 2026-05-06 Pending — WARDEX
• 2026-04-29 Relisted — WARDEX
• 2026-04-20 Pending — WARDEX
• 2026-04-02 Price Changed $159,000 WARDEX
• 2026-03-16 Listed $169,000 WARDEX
• 2021-05-12 Sold (Public Records) $140,000 Public Records
• 2021-05-12 Sold (MLS) $140,000 WARDEX
• 2021-03-19 Listed $149,000 WARDEX
• 2019-04-13 Listing Removed — ARMLS
• 2018-11-19 Listed $89,999 ARMLS
• 2018-10-11 Listed $89,999 WARDEX
• 2018-05-15 Listed $104,000 LHAR
• 2018-05-14 Listed $105,900 WARDEX
• 2014-10-24 Listed $89,900 LHAR
• 2014-10-24 Listed $89,900 WARDEX
• 2006-11-14 Sold (Public Records) $95,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $764 · -0.2% YoY. Source: county tax records.