686 Ramar Rd · Bullhead City, AZ 86442

$117,900

2 bd · 2.0 ba · 840 sqft · Land public records · 68 Days on market

Built 2018 7,841 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Great area of Holiday Shores. Close to river, shopping, parks, schools and much more. Two spacious bedrooms, one at each end with full bath at each. Could easily be two master suites. Like new home 2018, 14x60 Clayton model all situated on large 75 x 100 fenced lot, including lot and 1/2.

Key facts

• Central kitchen area
• Stone countertops
• Kitchen peninsula

Tags

• CENTRAL KITCHEN AREA
• CROWN MOLDING
• STONE COUNTERTOPS
• KITCHEN PENINSULA
• MOUNTAIN VIEW
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Curbs in the community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; 220-volt electric
• Home design: Manufactured home (single wide); Residential property
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio; Patio; Back yard fencing; Chain-link and wood fencing; Shed(s); Has view; Paved road access

Interior

• Kitchen: Laminate counters; Water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Laminate counters; 36" entry door; Casual dining area
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $118k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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, crime D-.
• 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.
• Zoned schools: Desert Valley School (math 27% / reading 27%, grade F, #600 of 1,109 statewide, top 56%, 510 students, 90% FRL); Bullhead City Middle School (math 14% / reading 23%, grade F, #140 of 218 statewide, top 65%, 508 students, 78% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL).
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% 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 $815 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,826 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
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: 1.09% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.7

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,945
• Equity at exit: $17,579

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $6,288
• Equity at exit: $10,194

Cash invested: $33,012 (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: 713
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$618
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $298

Break-even live

Break-even rent $905

Max offer price $117,900

Occupancy floor 72%

Sensitivity live

Price	-10% $364	-5% $331	+0% $298	+5% $264	+10% $231
Rent	-10% $196	-5% $247	+0% $298	+5% $348	+10% $399
Rate	-1.0pp $357	-0.5pp $328	base $298	+0.5pp $267	+1.0pp $236

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	15d	1	0.26mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	15d	1	0.31mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	15d	1	0.42mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	15d	1	0.46mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	15d	1	0.50mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	23d	1	0.51mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	23d	1	0.51mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	23d	1	0.51mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	15d	1	0.52mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	3d	1	0.60mi
1066 Mobile Ln Bullhead City, AZ	2.0	2.0	931	$1,250	$1.34	15d	1	0.74mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	0d	5	0.87mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	14d	1	0.87mi
3800 Desert Marina Dr #164 Laughlin, NV	1.0	1.0	1025	$850	$0.83	45d	1	0.90mi
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	0d	1	0.92mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$1,050	$1.43	23d	1	0.92mi
1190 Ramar Rd Unit F52 Bullhead City, AZ	2.0	1.0	846	$1,000	$1.18	15d	1	0.92mi
1190 Ramar Rd Unit C21 Bullhead City, AZ	2.0	2.0	858	$1,200	$1.40	15d	1	0.92mi
1489 Church Dr Bullhead City, AZ	1.0	1.0	672	$1,100	$1.64	15d	1	0.97mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	0d	1	0.99mi
3730 Desert Marina Dr #16 Laughlin, NV	2.0	1.0	810	$1,405	$1.73	22d	1	1.00mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	15d	1	1.06mi
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	15d	1	1.20mi
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	15d	1	1.22mi
3550 Bay Sands Dr Laughlin, NV	1.0–2.0	1.0–2.0	820	$1,400	$1.71	12d	5	1.26mi
3550 Bay Sands Dr Laughlin, NV	1.0–2.0	1.0–2.0	820	$1,400	$1.71	25d	4	1.26mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	15d	1	1.29mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	15d	1	1.29mi
3665 S Needles Hwy Laughlin, NV	1.0–3.0	1.0–2.0	897	$1,055	$1.18	0d	9	1.30mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	15d	1	1.30mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	9d	1	1.31mi
2044 Mesquite Ln #203 Laughlin, NV	2.0	2.0	986	$1,300	$1.32	45d	1	1.41mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	9d	1	1.43mi
2060 Mesquite Ln Laughlin, NV	2.0–3.0	2.0	1090	$900	$0.83	22d	2	1.45mi
2158 High Dunes Ln Laughlin, NV	2.0	2.0	975	$1,400	$1.44	45d	1	1.45mi
2212 High Dunes Ln Laughlin, NV	2.0	2.0	906	$1,225	$1.35	24d	1	1.47mi
2212 High Dunes Ln Laughlin, NV	2.0	2.0	975	$1,500	$1.54	45d	1	1.47mi
3300 S Needles Hwy Laughlin, NV	2.0–3.0	1.0–2.0	913	$949	$1.04	0d	19	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $117,900 Active 68 DOM
2. 2026-06-18
   days on market $117,900 Active 65 DOM
3. 2026-06-17
   pricedays on market $117,900 Active 64 DOM
4. 2026-06-16
   days on market $127,900 Active 63 DOM
5. 2026-06-15
   days on market $127,900 Active 62 DOM
6. 2026-06-14
   days on market $127,900 Active 60 DOM
7. 2026-06-13
   days on market $127,900 Active 59 DOM
8. 2026-06-10
   days on market $127,900 Active 57 DOM
9. 2026-06-09
   days on market $127,900 Active 56 DOM
10. 2026-06-08
    days on market $127,900 Active 55 DOM
11. 2026-06-07
    days on market $127,900 Active 54 DOM
12. 2026-06-05
    days on market $127,900 Active 51 DOM
13. 2026-06-02
    days on market $127,900 Active 49 DOM
14. 2026-06-01
    days on market $127,900 Active 48 DOM
15. 2026-05-31
    days on market $127,900 Active 47 DOM
16. 2026-05-30
    days on market $127,900 Active 46 DOM
17. 2026-05-19
    price $127,900
18. 2026-04-14
    listed $133,500 Active
19. 2021-03-10
    soldstatus $115,000 289-char remark

    Show marketing remark (289 chars)

    Great area of Holiday Shores. Close to river, shopping, parks, schools and much more. Two spacious bedrooms, one at each end with full bath at each. Could easily be two master suites. Like new home 2018, 14x60 Clayton model all situated on large 75 x 100 fenced lot, including lot and 1/2.

20. 2021-03-10
    soldstatus $115,000

    Show marketing remark (289 chars)

    Great area of Holiday Shores. Close to river, shopping, parks, schools and much more. Two spacious bedrooms, one at each end with full bath at each. Could easily be two master suites. Like new home 2018, 14x60 Clayton model all situated on large 75 x 100 fenced lot, including lot and 1/2.

21. 2020-10-06
    listed $119,500 289-char remark

    Show marketing remark (289 chars)

    Great area of Holiday Shores. Close to river, shopping, parks, schools and much more. Two spacious bedrooms, one at each end with full bath at each. Could easily be two master suites. Like new home 2018, 14x60 Clayton model all situated on large 75 x 100 fenced lot, including lot and 1/2.

22. 2017-11-28
    soldstatus $16,000
23. 2017-05-30
    listed $19,000
24. 2016-05-10
    listed $19,900
25. 1993-11-12
    soldstatus $39,500

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$206/yr (+$17/mo · 35.9%)

ⓘ 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 9/10 Extreme 7 d/yr ≥116°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: $15,384
• − Mortgage interest: −$6,604
• − Property taxes: −$572
• − Insurance: −$590
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,430
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,158/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

+223.8% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $127,900 WARDEX
• 2026-04-14 Listed $133,500 WARDEX
• 2021-03-10 Sold (Public Records) $115,000 Public Records
• 2021-03-10 Sold (MLS) $115,000 WARDEX
• 2020-10-06 Listed $119,500 WARDEX
• 2017-11-28 Sold (MLS) $16,000 WARDEX
• 2017-05-30 Listed $19,000 WARDEX
• 2016-05-10 Listed $19,900 WARDEX
• 1993-11-12 Sold (Public Records) $39,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $572 · +3.4% YoY. Source: county tax records.