2501 W Wickenburg Way #323 · Wickenburg, AZ 85390

$162,900

2 bd · 2.0 ba · 1,286 sqft · Manufactured · 2 Days on market

Built 2026 Good condition

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Welcome to Westpark, a 55+ age-qualified active and vibrant community, where your dream home is coming to life. We are excited to offer a stunning, brand new, beautiful, updated, 2026 2 bed, 2 bath home for sale, featuring approximately 1286.40 sq ft of thoughtfully designed living space. Located in Wickenburg, home offers the perfect blend of modern design and timeless comfort. You will experience an open-concept floor plan, high ceilings, natural light. The kitchen will be beautifully designed with stainless steel appliances, custom cabinetry, ideal for both everyday living and entertaining. The spacious suite will serve as a relaxing retreat, complete with en

Key facts

• Resort style pool
• Mountain views
• Built 2026

Tags

• OPEN CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD OASIS
• MOUNTAIN VIEWS
• LOW MAINTENANCE LANDSCAPING
• RESORT STYLE POOL

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $162,900

Exterior

• Home design: Condominium / attached unit; Address: 2501 W Wickenburg Way #323, Wickenburg, AZ
• Exterior features: Living area approximately 1286

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (Mustang plan); Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-59 ($-706/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (5.2% below list).
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $154k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 9.0% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $5k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,392 (5.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $55,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 W Wickenburg Way #35	0.11mi	2/2.0	1,248 (-3%)	2mo	$14,500	$12	88
2501 W Wickenburg Way #362	0.11mi	2/2.0	1,361 (+6%)	2mo	$99,900	$73	83
2501 W Wickenburg Way #137	0.11mi	2/2.0	1,344 (+4%)	9mo	$27,000	$20	80
2501 W Wickenburg Way #171	0.11mi	2/2.0	1,344 (+4%)	9mo	$70,000	$52	80
2501 W Wickenburg Way #154	0.11mi	2/2.0	1,248 (-3%)	14mo	$14,000	$11	78
2501 W Wickenburg Way #04	0.11mi	2/2.0	1,152 (-10%)	2mo	$23,000	$20	76
2501 W Wickenburg Way #122	0.11mi	2/2.0	1,176 (-9%)	6mo	$64,700	$55	76
2501 W Wickenburg Way -- #169	0.11mi	2/2.0	1,152 (-10%)	3mo	$50,000	$43	75
2501 W Wickenburg Way #37	0.11mi	2/2.0	1,440 (+12%)	1mo	$15,000	$10	74
2501 W Wickenburg Way #85	0.11mi	2/2.0	1,152 (-10%)	7mo	$30,000	$26	71
685 Smoketree St	0.72mi	2/2.0	1,260 (-2%)	13mo	$230,000	$183	52
2040 W Val Vista Dr	0.71mi	2/2.0	1,210 (-6%)	8mo	$200,000	$165	51

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-29,851
• Equity at exit: $24,289

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-29,635
• Equity at exit: $14,085

Cash invested: $45,612 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$854
• Tax est. 1.5%: −$204 /mo · $2,444/yr
• Insurance: −$68
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-59

Break-even live

Break-even rent $1,965

Max offer price $154,392

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $-3	+0% $-59	+5% $-115	+10% $-171
Rent	-10% $-208	-5% $-133	+0% $-59	+5% $16	+10% $91
Rate	-1.0pp $23	-0.5pp $-17	base $-59	+0.5pp $-101	+1.0pp $-144

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2159 W Terrace Dr Wickenburg, AZ	3.0	2.0	1304	$2,100	$1.61	44d	1	0.61mi
2110 W Terrace Dr Wickenburg, AZ	3.0	2.0	1358	$1,600	$1.18	25d	1	0.70mi
540 S West Rd #24 Wickenburg, AZ	3.0	1.0	894	$2,200	$2.46	25d	1	0.85mi

Listing history 3 events

1. 2026-06-18
   days on market $162,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $162,900 Active 1 DOM

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 13 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: $22,686
• − Mortgage interest: −$9,125
• − Property taxes: −$2,444
• − Insurance: −$5,933
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,739
• Taxable loss: −$3,184
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $59/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 · 12 photos

Good 80/100 Cosmetic rehab

This 55+ age-qualified community home is in excellent condition with modern updates and a well-maintained exterior. It offers a good return on investment with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace light fixtures — Modernizes the space and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace light fixtures — Modernizes the space and improves energy efficiency ↑

ⓘ 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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