1215 Prescott Dr · Chino Valley, AZ 86323

$299,900

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 65 Days on market

Built 1994 0.25 ac lot $173/sqft · at area comps Est $294k · at est.

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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).

• Cash flow +14.3/30.0
• ARV discount +6.6/15.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

Key facts

• Dual-sink vanity
• Large island
• Ample storage

Tags

• WOOD BURNING FIREPLACE
• LARGE ISLAND
• AMPLE STORAGE
• SIZEABLE BREAKFAST NOOK
• DUAL-SINK VANITY
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $56 ($672/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.6% below list).
• Recommended offer: $229k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.6% in Chino Valley — 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 61/100 on livability (#154 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, cost of living B; Watch: employment D+, schools D-, amenities F.
• Chino Valley Unified District (4474) (town): math 24% / reading 35% proficiency, ranked #112 of 249 in AZ (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 260 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,217 (23.6% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (median comp): $293,951
• List price: $299,900
• Delta: 2.02%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Prescott Dr	0.00mi	3/2.0	1,736 (0%)	1mo	$299,900	$173	100
1198 Ashburn Way	0.41mi	3/2.0	1,620 (-7%)	5mo	$368,700	$228	66
1563 Solara Way	0.26mi	3/2.0	1,640 (-6%)	23mo	$384,900	$235	60
1657 Corte Del Sol --	0.36mi	4/2.0 (+1)	1,830 (+5%)	15mo	$424,900	$232	57
853 N State Route 89 #132	0.73mi	3/2.0	1,680 (-3%)	15mo	$176,500	$105	48
1744 Purple Sage Dr	0.44mi	3/2.0	1,950 (+12%)	16mo	$335,000	$172	46
1001 Berkshire Way	0.59mi	3/2.0	1,621 (-7%)	19mo	$365,000	$225	45
1003 Ashburn Way	0.56mi	3/2.0	1,621 (-7%)	21mo	$367,000	$226	45
998 Middle Dr	0.69mi	3/2.0	1,954 (+13%)	18mo	$330,000	$169	32
853 High Way 89 -- #137	0.74mi	3/2.0	1,500 (-14%)	13mo	$162,000	$108	32
853 N State Route 89 Lot 91	0.73mi	4/2.0 (+1)	1,568 (-10%)	16mo	$169,000	$108	32
2005 Crow Ln	0.68mi	3/2.0	1,485 (-14%)	20mo	$280,000	$189	28

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-45,188
• Equity at exit: $44,716

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-35,406
• Equity at exit: $25,930

Cash invested: $83,972 (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 86323

• Home prices YoY: -18.3%
• Active inventory: 260
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $56

Break-even live

Break-even rent $2,221

Max offer price $299,900

Occupancy floor 93%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1659 Allerton Way Chino Valley, AZ	3.0	2.0	1629	$2,400	$1.47	43d	1	0.54mi
1732 Allerton Way Chino Valley, AZ	4.0	2.0	1876	$2,400	$1.28	43d	1	0.54mi
437 Galloway Dr Chino Valley, AZ	3.0	2.0	1610	$2,000	$1.24	43d	1	0.73mi

Listing history 21 events

1. 2026-05-04
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

2. 2026-05-04
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

3. 2026-05-01
   price $299,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

4. 2026-05-01
   price $299,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

5. 2026-04-19
   price $314,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

6. 2026-04-19
   price $314,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

7. 2026-04-04
   price $324,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

8. 2026-04-03
   price $324,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

9. 2026-03-18
   price $329,900 610-char remark

   Show marketing remark (610 chars)

   Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

10. 2026-03-18
    price $329,900 610-char remark

    Show marketing remark (610 chars)

    Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

11. 2026-03-06
    price $339,900 610-char remark

    Show marketing remark (610 chars)

    Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

12. 2026-03-06
    price $339,900 610-char remark

    Show marketing remark (610 chars)

    Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

13. 2026-02-28
    listed $349,900 Active 610-char remark

    Show marketing remark (610 chars)

    Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

14. 2026-02-06
    listed $349,900 Active 610-char remark

    Show marketing remark (610 chars)

    Price Reduced + NO HOA - Perfect for First-Time Buyers! Why rent when you can own? This move-in ready 3 bed, 2 bath home offers space, flexibility, and freedom without HOA restrictions. Enjoy a cozy wood-burning fireplace, spacious kitchen with island and breakfast nook, plus a separate dining area. The primary suite features dual sinks, a garden tub, and separate shower. Dedicated laundry adds convenience. Outside: low-maintenance yard with mature trees, TWO powered sheds (great for a workshop or hobbies), extra storage shed, covered parking, and RV parking. Affordable and full of value--don't miss it!

15. 2021-12-15
    soldstatus $230,000 Closed
16. 2021-12-15
    soldstatus $230,000 Closed
17. 2021-12-15
    soldstatus $230,000
18. 2021-11-08
    status Pending
19. 2021-11-05
    listed $230,000 Active
20. 2002-08-30
    soldstatus $85,000
21. 2002-08-30
    soldstatus $85,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,979 · $165/mo
• Expected delta: +$1,294/yr (+$108/mo · 188.8%)

ⓘ 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 5/10 Major 6 d/yr ≥96°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: $27,506
• − Mortgage interest: −$16,799
• − Property taxes: −$685
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$8,724
• Taxable loss: −$4,603
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $1,777/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: Chino Valley Unified District (4474)
• NCES district ID: 0400003
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $44,429
• Composite: 25.22/100
• National rank: #7505
• State rank: #112 of 249 in AZ

Livability — Chino Valley

• Score: 61/100
• State rank: #154
• US rank: #17802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Valley, AZ
• City population: 19,297
• Population (ZIP): 19,297

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% 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: ▼ -91.73%
• Current HPI: 410.5632
• 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

+252.8% since first listed

21 events — show timeline

• 2026-05-04 Pending — ARMLS
• 2026-05-04 Pending — PAARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $299,900 PAARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $299,900 ARMLS
• 2026-04-19 Price Changed $314,900 PAARMLS as Distributed by MLS Grid
• 2026-04-19 Price Changed $314,900 ARMLS
• 2026-04-04 Price Changed $324,900 ARMLS
• 2026-04-03 Price Changed $324,900 PAARMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $329,900 ARMLS
• 2026-03-18 Price Changed $329,900 PAARMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $339,900 ARMLS
• 2026-03-06 Price Changed $339,900 PAARMLS as Distributed by MLS Grid
• 2026-02-28 Listed $349,900 ARMLS
• 2026-02-06 Listed $349,900 PAARMLS as Distributed by MLS Grid
• 2021-12-15 Sold (Public Records) $230,000 Public Records
• 2021-12-15 Sold (MLS) $230,000 PAARMLS as Distributed by MLS Grid
• 2021-12-15 Sold (MLS) $230,000 ARMLS
• 2021-11-08 Pending — ARMLS
• 2021-11-05 Listed $230,000 ARMLS
• 2002-08-30 Sold (Public Records) $85,000 Public Records
• 2002-08-30 Sold (MLS) $85,000 PAARMLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $685 · +4.5% YoY. Source: county tax records.