2501 W Wickenburg Way #344 · Wickenburg, AZ 85390

$157,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 169 Days on market

Built 2020 Good condition $109/sqft · 298% above area

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a home that delivers a blend of comfort and convenience in the heart of Wickenburg's most desirable age-qualified community. An open floor plan 1,440 SF of designed living space. Three Br, Two-bath residence comes fully furnished. Wickenburg shopping, dining, and essential services just minutes away, while Phoenix remains easily accessible for big-city amenities. Outdoors you will find Arizona's magnificent weather, whether you're sipping morning coffee or enjoying spectacular desert sunsets. Community amenities include--a dip in the pool, work out in the gym, unwind in the spa, challenge neighbors to tennis, or gather with friends at the clubhouse. Wickenburg creates endless opportunities for adventure and relaxation. Don't let this opportunity slip away-

Key facts

• 3 parking spots
• Community pool
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Festival Foothills Elementary School (math 47% / reading 47%, grade D-, #308 of 1,109 statewide, top 29%, 314 students, 31% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL).
• Market conditions: 380 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $39,453
• List price: $157,000
• Delta: 297.94%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 W Wickenburg Way #37	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$15,000	$10	94
2501 W Wickenburg Way #353	0.00mi	2/2.0 (-1)	1,500 (+4%)	1mo	$100,000	$67	87
2501 W Wickenburg Way #362	0.00mi	2/2.0 (-1)	1,361 (-6%)	2mo	$99,900	$73	84
2501 W Wickenburg Way #68	0.00mi	3/2.0	1,536 (+7%)	13mo	$55,000	$36	78
2501 W Wickenburg Way #137	0.00mi	2/2.0 (-1)	1,344 (-7%)	9mo	$27,000	$20	76
2501 W Wickenburg Way #171	0.00mi	2/2.0 (-1)	1,344 (-7%)	9mo	$70,000	$52	76
2501 W Wickenburg Way #102	0.00mi	2/3.0 (-1)	1,560 (+8%)	2mo	$15,000	$10	76
2501 W Wickenburg Way #175	0.00mi	3/2.0	1,560 (+8%)	12mo	$79,500	$51	76
2501 W Wickenburg Way #35	0.00mi	2/2.0 (-1)	1,248 (-13%)	2mo	$14,500	$12	71
2501 W Wickenburg Way #154	0.00mi	2/2.0 (-1)	1,248 (-13%)	14mo	$14,000	$11	61
725 W Smoketree Rd	0.62mi	2/2.0 (-1)	1,568 (+9%)	4mo	$210,000	$134	48
685 Smoketree St	0.62mi	2/2.0 (-1)	1,260 (-12%)	13mo	$230,000	$183	35

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-19,669
• Equity at exit: $23,409

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-8,884
• Equity at exit: $13,574

Cash invested: $43,960 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 380
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $86

Break-even live

Break-even rent $1,913

Max offer price $157,000

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $140	+0% $86	+5% $32	+10% $-22
Rent	-10% $-74	-5% $6	+0% $86	+5% $166	+10% $246
Rate	-1.0pp $165	-0.5pp $126	base $86	+0.5pp $45	+1.0pp $4

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2159 W Terrace Dr Wickenburg, AZ	3.0	2.0	1304	$2,100	$1.61	45d	1	0.50mi
2110 W Terrace Dr Wickenburg, AZ	3.0	2.0	1358	$1,600	$1.18	26d	1	0.59mi
540 S West Rd #24 Wickenburg, AZ	3.0	1.0	894	$2,200	$2.46	26d	1	0.73mi
1845 Yance Dr Wickenburg, AZ	4.0	2.0	1741	$1,995	$1.15	45d	1	1.35mi
1850 Yance Dr Wickenburg, AZ	4.0	2.0	1815	$1,830	$1.01	7d	1	1.37mi
1830 Yance Dr Wickenburg, AZ	4.0	2.0	1741	$1,815	$1.04	0d	1	1.39mi
1820 Yance Dr Wickenburg, AZ	4.0	2.0	1815	$1,830	$1.01	23d	1	1.40mi
895 Jubal Ln Wickenburg, AZ	4.0	2.0	1815	$3,500	$1.93	45d	1	1.41mi
1800 Yance Dr Wickenburg, AZ	4.0	2.0	1741	$1,810	$1.04	0d	1	1.42mi
1790 Yance Dr Wickenburg, AZ	4.0	2.0	1815	$1,815	$1.00	23d	1	1.44mi
1780 Yance Dr Wickenburg, AZ	3.0	2.0	1619	$1,725	$1.07	14d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $157,000 Active 169 DOM
2. 2026-06-18
   days on market $157,000 Active 166 DOM
3. 2026-06-17
   days on market $157,000 Active 165 DOM
4. 2026-06-16
   days on market $157,000 Active 164 DOM
5. 2026-06-15
   days on market $157,000 Active 163 DOM
6. 2026-06-13
   days on market $157,000 Active 161 DOM
7. 2026-06-13
   days on market $157,000 Active 160 DOM
8. 2026-06-09
   days on market $157,000 Active 157 DOM
9. 2026-06-08
   days on market $157,000 Active 156 DOM
10. 2026-06-07
    days on market $157,000 Active 155 DOM
11. 2026-06-04
    days on market $157,000 Active 152 DOM
12. 2026-06-03
    days on market $157,000 Active 151 DOM
13. 2026-06-02
    days on market $157,000 Active 150 DOM
14. 2026-06-01
    days on market $157,000 Active 149 DOM
15. 2026-05-31
    days on market $157,000 Active 148 DOM
16. 2026-01-03
    listed $157,000 Active 784-char remark

    Show marketing remark (784 chars)

    Welcome to a home that delivers a blend of comfort and convenience in the heart of Wickenburg's most desirable age-qualified community. An open floor plan 1,440 SF of designed living space. Three Br, Two-bath residence comes fully furnished. Wickenburg shopping, dining, and essential services just minutes away, while Phoenix remains easily accessible for big-city amenities. Outdoors you will find Arizona's magnificent weather, whether you're sipping morning coffee or enjoying spectacular desert sunsets. Community amenities include--a dip in the pool, work out in the gym, unwind in the spa, challenge neighbors to tennis, or gather with friends at the clubhouse. Wickenburg creates endless opportunities for adventure and relaxation. Don't let this opportunity slip away-

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 13 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: $24,267
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$5,904
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$4,567
• Taxable loss: −$1,236
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,329/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

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Replace patio furniture — Improves outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Replace patio furniture — Improves outdoor living space ↑

ⓘ 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

1 event — show timeline

• 2026-01-03 Listed $157,000 ARMLS