468 Harbor Dr · Bullhead City, AZ 86442

$75,000

2 bd · 1.5 ba · 840 sqft · Land public records · 63 Days on market

Built 1976 3,800 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

Key facts

• Utility shed
• Single carport
• Open living area

Tags

• OPEN LIVING AREA
• FUNCTIONAL LAYOUT
• FULLY CHAIN LINK FENCED
• SINGLE CARPORT
• UTILITY SHED

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected
• Home design: Manufactured home (single wide); Single-story
• Construction: Other construction materials
• Exterior features: Fenced yard (front and back) with chain link fencing; Shed(s); Metal roof; Level lot; Has view

Interior

• Kitchen: Laminate counters; Pantry
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Laminate counters; Pantry; Ceiling fan(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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); 710 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 31% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $75k implies a 168% gain — meaningful room to come down on a strong offer.

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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.65% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.74%
• DSCR: 2.37
• GRM: 5.0

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: 22.3%
• Equity multiple: 1.88×
• Total profit: $18,449
• Equity at exit: $11,183

10-year hold

• IRR: 28.4%
• Equity multiple: 3.19×
• Total profit: $46,031
• Equity at exit: $6,485

Cash invested: $21,000 (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: 710
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$393
• Tax from tax record: −$17 /mo · $199/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $538

Break-even live

Break-even rent $558

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	13d	1	0.21mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	7d	1	0.38mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	1d	5	0.41mi
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	1d	1	0.45mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	12d	1	0.45mi
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	13d	1	0.47mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	13d	1	0.47mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	13d	1	0.56mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	13d	1	0.57mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	1d	1	0.65mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	1d	1	0.79mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	13d	1	0.80mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	13d	1	0.82mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	13d	1	0.94mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	20d	1	0.94mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	20d	1	0.94mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	20d	1	0.94mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	13d	1	0.96mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	13d	1	0.97mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	13d	1	1.32mi
2460 Lakeside Dr Bullhead City, AZ	2.0	2.0	1061	$1,300	$1.23	13d	1	1.42mi

Listing history 7 events

1. 2026-05-08
   status Pending

   Show marketing remark (570 chars)

   Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

2. 2026-05-08
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

3. 2026-05-05
   price $75,000

   Show marketing remark (570 chars)

   Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

4. 2026-05-05
   price $75,000 570-char remark

   Show marketing remark (570 chars)

   Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

5. 2026-03-06
   listed $80,000 Active

   Show marketing remark (570 chars)

   Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

6. 2026-03-06
   listed $80,000 Active 570-char remark

   Show marketing remark (570 chars)

   Investor / Handyman special!! This single wide manufactured home offers plenty of potential and is ready for its next chapter. Featuring an open living area, and a functional layout, this home provides a solid starting point for a renovation. The property is fully chain link fenced, offering privacy and space to enjoy the yard. Additional exterior features include a single carport and a utility shed for extra storage. Property is being sold AS IS, making it a great fixer-upper opportunity for the right buyer looking to build equity and bring new life to the space!

7. 1989-09-06
   soldstatus $28,000

ⓘ 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: $199 · $17/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$296/yr (+$25/mo · 148.6%)

ⓘ 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: $14,873
• − Mortgage interest: −$4,201
• − Property taxes: −$199
• − Insurance: −$375
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,182
• Taxable income: $5,536
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $5,127/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

+167.9% since first listed

7 events — show timeline

• 2026-05-08 Pending — LHAR
• 2026-05-08 Pending — WARDEX
• 2026-05-05 Price Changed $75,000 LHAR
• 2026-05-05 Price Changed $75,000 WARDEX
• 2026-03-06 Listed $80,000 WARDEX
• 2026-03-06 Listed $80,000 LHAR
• 1989-09-06 Sold (Public Records) $28,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $199 · +3.2% YoY. Source: county tax records.