01 Forest Service Rd · Prescott, AZ 86303

$180,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily · 1 Days on market

Built 1994 Fair condition 7.96 ac lot Est $180k · 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on over 7 private acres and backing directly to the Prescott National Forest, this off-grid cabin offers a rare opportunity to own a true escape in the heart of Arizona's high country. Surrounded by the pines and expansive views, the setting delivers unmatched privacy, seclusion, and direct access to endless miles of forest land. The cabin is equipped with solar power, generator backup, septic, and a rainwater harvesting system--ideal for those looking to live independently and truly ''off the grid''. Featuring 2 bedrooms, plus loft and a 3/4 bath, the layout is functional and ready for someone with vision to take it to the next level. This is a fixer-upper being sold as is and

Key facts

• Over 7 private acres
• Septic
• Generator backup

Tags

• OVER 7 PRIVATE ACRES
• SOLAR POWER
• GENERATOR BACKUP
• SEPTIC
• RAINWATER HARVESTING SYSTEM
• DIRECT ACCESS TO FOREST LAND

Property features AI

Finance

• Other: Zoned R1L-2A; Road responsibility shared: county and privately maintained road; Road frontage includes Forest Service access; Dirt road surface; Lot borders national forest, with hillside, hilltop and varied topography and views (approx. 7.96 acres)
• HOA & community: Not a senior community

Exterior

• Parking: Driveway access (dirt)
• Utilities: Cistern water source; Hauled water; Propane; Septic (conventional); Electric water heater
• Home design: Single-family residence; One story (multi/split levels); Two buildings on the property; Photovoltaic power production
• Construction: Frame construction; Composition roof; Crawl space basement with outside entrance; Aluminum, double-pane and wood frame windows; Built as part of two structures
• Exterior features: Covered patio/porch; Dirt driveway; Native vegetation and ponderosa pine; Shed(s); Rain barrel/cistern and rainwater harvesting; Other exterior features (see remarks)

Interior

• Kitchen: Gas cooktop; Gas range; Refrigerator; Other appliances (see remarks)
• Bedrooms: Master downstairs
• Flooring: Wood flooring
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Wood stove heating
• Interior features: Kitchen/dining combo; Living/dining combo; Laminate counters; Pantry; High ceilings; Master bedroom on main level; Live on one level; Storage/other rooms (see remarks); See remarks for additional interior details
• Laundry & utility: See remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $51 ($610/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 $164k (8.9% below list).
• Recommended offer: $164k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents flat; 520 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $163,892 (8.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $179,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
01 Forest Service Rd	0.00mi	2/1.0	1,176 (0%)	1mo	$180,000	$153	99

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-29,914
• Equity at exit: $26,839

10-year hold

• IRR: -14.6%
• Equity multiple: 0.26×
• Total profit: $-37,422
• Equity at exit: $15,563

Cash invested: $50,400 (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 86303

• Home prices YoY: -28.9%
• Rents YoY: 0.5%
• Active inventory: 520
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $51

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $175	-5% $113	+0% $51	+5% $-11	+10% $-74
Rent	-10% $-79	-5% $-14	+0% $51	+5% $116	+10% $180
Rate	-1.0pp $141	-0.5pp $97	base $51	+0.5pp $4	+1.0pp $-43

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $180,000 Active

ⓘ 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: $19,667
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,236
• Taxable loss: −$2,399
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $1,185/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

Fair 45/100 Moderate rehab

This off-grid cabin requires moderate repairs and updates to improve its condition and resale value. The property offers a unique opportunity with a stunning view, but it needs some work to be move-in ready.

Repairs flagged

• Moderate wood siding — visible wear
• Moderate wood flooring — some wear
• Moderate interior walls/paint — wood paneling, some wear
• Moderate windows — wood-framed windows, some wear

Value-add opportunities

• Resale update kitchen appliances — modernizing kitchen
• Resale update bathrooms — modernizing bathrooms
• Both repair and paint wood siding — enhances curb appeal and resale value
• Both replace wood flooring — enhances curb appeal and resale value
• Both repair and replace windows — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wood siding · visible wear	Moderate	$3,000–15,000
wood flooring · some wear	Moderate	$3,000–15,000
interior walls/paint · wood paneling, some wear	Moderate	$3,000–15,000
windows · wood-framed windows, some wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen appliances — modernizing kitchen ↑
• Resale update bathrooms — modernizing bathrooms ↑
• Both repair and paint wood siding — enhances curb appeal and resale value ↑
• Both replace wood flooring — enhances curb appeal and resale value ↑
• Both repair and replace windows — enhances curb appeal and resale 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,446
• Household income: $72,359
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 763.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -131.63%
• Current HPI: 323.9554
• Rent YoY: ▲ 0.51%
• 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

2 events — show timeline

• 2026-05-13 Pending — PAARMLS as Distributed by MLS Grid
• 2026-05-08 Listed $180,000 PAARMLS as Distributed by MLS Grid