1644 Arena Dr · Bullhead City, AZ 86442

$149,900

2 bd · 2.0 ba · 1,013 sqft · Land public records · 131 Days on market

Built 1978 0.32 ac 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Welcome to Bullhead City! Stop over to see this 2 bdrm 2 ba home with updated with new electric pole and breakers, has new roof on porch, RV hook-ups, gas oven, we would like you to know this is one of the largest lots on the street, more than a 1/4 of an acre. The residence is 1013 square feet of living area, arranged to create an inviting living area of Bullhead City. This home is close to the Colorado River, Laughlin NV and the area features fishing, boat launch, community activities, restaurants and shopping.

Key facts

• Serene desert living
• Community activities
• 0.32 acre lot

Tags

• SERENE DESERT LIVING
• CLOSE TO THE COLORADO RIVER
• COMMUNITY ACTIVITIES

Property features AI

Finance

• Other: Zoned R1MH (single family mobile home)

Exterior

• Utilities: Public water; Public sewer; 220 volt electric
• Home design: Manufactured home (single wide); Residential property
• Construction: Membrane roof; Metal roof
• Exterior features: Fenced front and back yard; No pool

Interior

• Kitchen: Gas oven; Gas range; Microwave; Pantry; Solid surface counters
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Pantry; Partially furnished
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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, crime D-.
• 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.
• Zoned schools: Sunrise Elementary (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 434 students, 77% FRL); Fox Creek Jr High School (math 12% / reading 17%, grade F, #160 of 218 statewide, top 75%, 516 students, 65% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 26 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 39% 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 $1k 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 131 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $150k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.05% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 8.0

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,666
• Equity at exit: $22,351

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $4,848
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$786
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $350

Break-even live

Break-even rent $1,127

Max offer price $149,900

Occupancy floor 73%

Sensitivity live

Price	-10% $435	-5% $392	+0% $350	+5% $308	+10% $265
Rent	-10% $226	-5% $288	+0% $350	+5% $412	+10% $474
Rate	-1.0pp $425	-0.5pp $388	base $350	+0.5pp $311	+1.0pp $272

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1453 Luna Ln Bullhead City, AZ	2.0	1.0	1050	$1,500	$1.43	15d	1	0.19mi
1486 Plata Dr Bullhead City, AZ	3.0	2.0	1242	$1,800	$1.45	15d	1	0.34mi
1800 Club House Dr Unit 28 Bullhead City, AZ	2.0	2.0	1174	$2,500	$2.13	15d	1	0.47mi
1800 Club House Dr Unit K90 Bullhead City, AZ	2.0	1.5	1156	$1,800	$1.56	15d	1	0.50mi
1682 Colina Dr Bullhead City, AZ	2.0	2.0	1328	$1,700	$1.28	15d	1	0.53mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	9d	1	0.56mi
1340 Gemstone Ave Bullhead City, AZ	2.0	1.0	1260	$1,800	$1.43	15d	1	0.68mi
1188 Juanita Ln Bullhead City, AZ	3.0	2.0	1423	$1,900	$1.34	15d	1	0.76mi
1389 Trane Rd Bullhead City, AZ	3.0	2.0	1409	$2,050	$1.45	15d	1	0.80mi
1675 C-5 E Hwy 95 Bullhead, AZ	2.0	2.0	1261	$1,800	$1.43	15d	1	0.89mi
1770 Arriba Dr Bullhead City, AZ	1.0–3.0	1.0	826	$1,088	$1.32	15d	3	0.92mi
1675 Highway 95 Unit C8 Bullhead City, AZ	2.0	2.0	1261	$1,900	$1.51	15d	1	0.94mi
1190 Ramar Rd Unit F52 Bullhead City, AZ	2.0	1.0	846	$1,000	$1.18	15d	1	0.95mi
1190 Ramar Rd Unit C21 Bullhead City, AZ	2.0	2.0	858	$1,200	$1.40	15d	1	0.95mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	23d	1	0.95mi
1675 Highway 95 Unit F5 Bullhead City, AZ	2.0	2.0	1261	$2,400	$1.90	15d	1	0.95mi
1663 Highway 95 Unit C11 Bullhead City, AZ	2.0	2.0	1014	$1,800	$1.78	15d	1	0.99mi
1344 Park Ln Bullhead City, AZ	2.0	2.0	1400	$1,500	$1.07	15d	1	1.04mi
1066 Mobile Ln Bullhead City, AZ	2.0	2.0	931	$1,250	$1.34	15d	1	1.14mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	15d	6	1.18mi
1044 Paradise Dr Bullhead City, AZ	3.0	1.5	1320	$1,450	$1.10	15d	1	1.21mi
1611 Arizona 95 Unit C-312 Bullhead City, AZ	2.0	2.0	1200	$1,500	$1.25	15d	1	1.22mi
1611 AZ-95 Unit A 103 Bullhead City, AZ	2.0	2.0	1100	$1,425	$1.30	15d	1	1.22mi
1611 AZ-95 Unit C210 Bullhead City, AZ	2.0	2.0	1108	$1,900	$1.71	15d	1	1.22mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	15d	13	1.23mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	15d	1	1.36mi

Listing history 22 events

1. 2026-06-21
   days on market $149,900 Active 131 DOM
2. 2026-06-18
   days on market $149,900 Active 128 DOM
3. 2026-06-17
   days on market $149,900 Active 127 DOM
4. 2026-06-16
   days on market $149,900 Active 126 DOM
5. 2026-06-15
   days on market $149,900 Active 125 DOM
6. 2026-06-14
   days on market $149,900 Active 123 DOM
7. 2026-06-13
   days on market $149,900 Active 122 DOM
8. 2026-06-10
   days on market $149,900 Active 120 DOM
9. 2026-06-09
   days on market $149,900 Active 119 DOM
10. 2026-06-08
    days on market $149,900 Active 118 DOM
11. 2026-06-07
    days on market $149,900 Active 117 DOM
12. 2026-06-05
    days on market $149,900 Active 114 DOM
13. 2026-06-02
    days on market $149,900 Active 112 DOM
14. 2026-06-01
    days on market $149,900 Active 111 DOM
15. 2026-05-31
    days on market $149,900 Active 110 DOM
16. 2026-05-30
    days on market $149,900 Active 109 DOM
17. 2026-04-30
    status Active
18. 2026-04-27
    status Pending
19. 2026-03-25
    price $149,900
20. 2026-03-01
    price $159,900
21. 2026-02-07
    listed $179,900 Active
22. 2023-03-24
    soldstatus $45,000

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$486/yr (+$41/mo · 96.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 16 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: $18,843
• − Mortgage interest: −$8,397
• − Property taxes: −$503
• − Insurance: −$750
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,361
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,764/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

+233.1% since first listed

6 events — show timeline

• 2026-04-30 Relisted — WARDEX
• 2026-04-27 Pending — WARDEX
• 2026-03-25 Price Changed $149,900 WARDEX
• 2026-03-01 Price Changed $159,900 WARDEX
• 2026-02-07 Listed $179,900 WARDEX
• 2023-03-24 Sold (Public Records) $45,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $503 · +3.4% YoY. Source: county tax records.