325 W State Route 89a -- #1 · Cottonwood, AZ 86326

$77,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 49 Days on market

Built 1984 Good condition Est $81k · 5% under

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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 +9.9/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been, remodeled, every room has been redone with quality and perfection. The Craftmanship will convince you this is your dream home.Pull out drawers in every cabinet, new appliances, new floors. Please make an appointment to tour this home because it wont last. This is in a 55 Plus community with lot rent of $705 after adding water, trash , sewer most average $850 a month. Dogs have a 40lb pound maximum

Key facts

• 2 parking spots
• Community pool
• Built 1984

Property features AI

Finance

• HOA & community: Land lease (monthly $830); Association trash service; Community pool

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home (attached); Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Shed(s); Desert front and back yard; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Built-in electric oven; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Eat-in kitchen; Kitchen island; Full bath in master bedroom; Dual-pane windows; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Creek Elementary School (math 22% / reading 37%, grade F, #548 of 1,109 statewide, top 51%, 235 students, 63% FRL).
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.16% ✓
• Cap rate: 18.52%
• Cash-on-cash: 43.65%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $81,340
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 E Cottonwood Pl #50	0.25mi	2/2.0	960 (-2%)	23mo	$75,000	$78	66
325 W State Route 89a #28	0.20mi	2/2.0	1,078 (+10%)	15mo	$77,000	$71	61
623 S 3 St	0.28mi	3/2.0 (+1)	1,120 (+14%)	0mo	$134,900	$120	58
656 S 4th St	0.35mi	2/1.0	1,020 (+4%)	22mo	$135,000	$132	54
325 W 89a #30	0.26mi	2/2.0	1,080 (+10%)	21mo	$65,000	$60	54
325 State Route 89a #14	0.26mi	1/1.0 (-1)	872 (-11%)	13mo	$49,000	$56	50
325 State Route 89a #17	0.26mi	2/1.5	840 (-14%)	15mo	$70,000	$83	50
693 S 2nd Dr	0.33mi	3/2.0 (+1)	1,120 (+14%)	9mo	$109,000	$97	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.51×
• Total profit: $32,619
• Equity at exit: $11,481

10-year hold

• IRR: 42.2%
• Equity multiple: 4.43×
• Total profit: $73,958
• Equity at exit: $6,658

Cash invested: $21,560 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $784

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 48%

Sensitivity live

Price	-10% $838	-5% $811	+0% $784	+5% $758	+10% $731
Rent	-10% $653	-5% $719	+0% $784	+5% $850	+10% $916
Rate	-1.0pp $823	-0.5pp $804	base $784	+0.5pp $764	+1.0pp $744

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,700	$1.67	14d	1	0.66mi
920 S 6th St Cottonwood, AZ	2.0	1.0	1000	$1,660	$1.66	14d	1	0.71mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	21d	1	1.05mi
1322 Marauder Dr Cottonwood, AZ	2.0	1.5	995	$1,510	$1.52	14d	1	1.23mi
935 Salida Ln Cottonwood, AZ	2.0	2.0	1100	$1,985	$1.80	14d	1	1.32mi

Listing history 19 events

1. 2026-06-18
   days on market $77,000 Active 49 DOM
2. 2026-06-17
   days on market $77,000 Active 48 DOM
3. 2026-06-16
   days on market $77,000 Active 47 DOM
4. 2026-06-15
   days on market $77,000 Active 46 DOM
5. 2026-06-14
   days on market $77,000 Active 44 DOM
6. 2026-06-13
   days on market $77,000 Active 43 DOM
7. 2026-06-10
   days on market $77,000 Active 41 DOM
8. 2026-06-09
   days on market $77,000 Active 40 DOM
9. 2026-06-08
   days on market $77,000 Active 39 DOM
10. 2026-06-07
    days on market $77,000 Active 38 DOM
11. 2026-06-05
    days on market $77,000 Active 35 DOM
12. 2026-06-03
    days on market $77,000 Active 34 DOM
13. 2026-06-02
    days on market $77,000 Active 33 DOM
14. 2026-06-01
    days on market $77,000 Active 32 DOM
15. 2026-05-31
    days on market $77,000 Active 31 DOM
16. 2026-05-30
    days on market $77,000 Active 30 DOM
17. 2026-04-23
    listed $77,000 Active
18. 2024-01-02
    soldstatus $77,000 429-char remark

    Show marketing remark (429 chars)

    This home has been, remodeled, every room has been redone with quality and perfection. The Craftmanship will convince you this is your dream home.Pull out drawers in every cabinet, new appliances, new floors. Please make an appointment to tour this home because it wont last. This is in a 55 Plus community with lot rent of $705 after adding water, trash , sewer most average $850 a month. Dogs have a 40lb pound maximum

19. 2023-10-14
    listed $77,000 429-char remark

    Show marketing remark (429 chars)

    This home has been, remodeled, every room has been redone with quality and perfection. The Craftmanship will convince you this is your dream home.Pull out drawers in every cabinet, new appliances, new floors. Please make an appointment to tour this home because it wont last. This is in a 55 Plus community with lot rent of $705 after adding water, trash , sewer most average $850 a month. Dogs have a 40lb pound maximum

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,997
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$2,240
• Taxable income: $8,704
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $7,323/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 · 13 photos

Good 80/100 Cosmetic rehab

Totally remodeled and move-in ready, this home offers a fresh and inviting interior with new finishes and a well-maintained exterior.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim bushes — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim bushes — improves curb appeal and rental value ↑

ⓘ 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• Metro: Prescott Valley-Prescott, 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

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Listed $77,000 ARMLS
• 2024-01-02 Sold (MLS) $77,000 ARMLS
• 2023-10-14 Listed $77,000 ARMLS