17150 Rabbit Rd · Spring Valley, AZ 86333

$240,000

3 bd · 1.5 ba · 920 sqft · Manufactured public records · 27 Days on market

Built 1983 8,712 sqft lot Est $221k · 9% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

Key facts

• 8,712 sq ft lot
• Built 1983
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (22.7% below list).
• Recommended offer: $186k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#117 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Mayer Unified School District (4473) (rural): math 23% / reading 26% proficiency, ranked #165 of 249 in AZ (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mayer Elementary School (math 26% / reading 32%, grade F, #570 of 1,109 statewide, top 52%, 373 students, 93% FRL); Mayer High School (math 5% / reading 5%, grade F, #364 of 381 statewide, top 100%, 200 students, 66% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 244 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 72% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,596 (22.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $220,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17071 E Bob White Rd	0.14mi	2/2.0 (-1)	924 (+0%)	6mo	$110,000	$119	80
13555 S Spring Ln	0.08mi	2/2.0 (-1)	939 (+2%)	19mo	$230,000	$245	70
17069 E Fairway Dr	0.56mi	2/1.0 (-1)	900 (-2%)	10mo	$126,000	$140	55
17096 E Hillside Dr	0.60mi	2/1.0 (-1)	832 (-10%)	1mo	$200,000	$240	49
17124 E Fairway Dr	0.55mi	2/2.0 (-1)	1,032 (+12%)	10mo	$248,000	$240	38

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $118,486
• Equity at exit: $216,211

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $358,612
• Equity at exit: $466,267

Cash invested: $67,200 (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 86333

• Home prices YoY: 17.3%
• Active inventory: 244
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-192

Break-even live

Break-even rent $2,099

Max offer price $212,163

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-109	+0% $-192	+5% $-275	+10% $-358
Rent	-10% $-339	-5% $-266	+0% $-192	+5% $-119	+10% $-46
Rate	-1.0pp $-72	-0.5pp $-131	base $-192	+0.5pp $-255	+1.0pp $-318

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-03
   days on market $240,000 Coming Soon 27 DOM
2. 2026-06-02
   days on market $240,000 Coming Soon 26 DOM
3. 2026-06-01
   days on market $240,000 Coming Soon 25 DOM
4. 2026-05-31
   days on market $240,000 Coming Soon 24 DOM
5. 2026-05-30
   days on market $240,000 Coming Soon 23 DOM
6. 2026-05-07
   historical $240,000
7. 2022-12-06
   status Pending 494-char remark

   Show marketing remark (494 chars)

   Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

8. 2022-12-06
   soldstatus $125,000 Closed 494-char remark

   Show marketing remark (494 chars)

   Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

9. 2022-12-06
   soldstatus $125,000

   Show marketing remark (494 chars)

   Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

10. 2022-11-19
    historical Active with Contingency 494-char remark

    Show marketing remark (494 chars)

    Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

11. 2022-11-04
    status Active 494-char remark

    Show marketing remark (494 chars)

    Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

12. 2022-10-31
    historical Active with Contingency 494-char remark

    Show marketing remark (494 chars)

    Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

13. 2022-10-26
    listed $139,900 Active 494-char remark

    Show marketing remark (494 chars)

    Make this cozy home your own in Spring Valley! This ''AS-IS'' sale is a great opportunity for an investor or first time buyer. 920 square foot home features a split floor plan with 3 bedrooms and 2 bathrooms. The living room dining room combo leads in the kitchen perfect for serving familyl meals. The exterior includes a covered porch, 10x30 drive through garage and multiple storage sheds. Centrally located with a short drive to Prescott, Sedona, Flagstaff, or Phoenix. Come visit us today!

14. 1981-08-04
    soldstatus $6,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 18 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: $22,272
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,982
• Taxable loss: −$6,517
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $-744/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: Mayer Unified School District (4473)
• NCES district ID: 0404820
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $35,108
• Composite: 20.22/100
• National rank: #8627
• State rank: #165 of 249 in AZ

Livability — Spring Valley

• Score: 63/100
• State rank: #117
• US rank: #15515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, AZ
• Population (ZIP): 6,425

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 (77%)
• Race & ethnicity: White 77% Two or more races 15% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Iranian 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% Russian/Polish/Slavic 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: ▲ 55.51%
• Current HPI: 376.0374
• 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

+3900.0% since first listed

9 events — show timeline

• 2026-05-07 Coming Soon $240,000 PAARMLS as Distributed by MLS Grid
• 2022-12-06 Pending — PAARMLS as Distributed by MLS Grid
• 2022-12-06 Sold (Public Records) $125,000 Public Records
• 2022-12-06 Sold (MLS) $125,000 PAARMLS as Distributed by MLS Grid
• 2022-11-19 Contingent — PAARMLS as Distributed by MLS Grid
• 2022-11-04 Relisted — PAARMLS as Distributed by MLS Grid
• 2022-10-31 Contingent — PAARMLS as Distributed by MLS Grid
• 2022-10-26 Listed $139,900 PAARMLS as Distributed by MLS Grid
• 1981-08-04 Sold (Public Records) $6,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $369 · +6.6% YoY. Source: county tax records.