1880 White Cloud Ln #18 · Prescott, AZ 86305

$84,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 106 Days on market

Built 2013 Average condition 435 sqft lot $126/sqft · 23% below area Est $111k · 23% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charm, Shade, and Serenity. This isn't just a house; it's a peaceful retreat in a rare Prescott ''all-ages'' park. From the inviting kitchen to the gentle rustle of leaves in the mature trees overhead, this home offers comfort at every turn. Spend your summers under the covered gravel carport, or tinkering in the storage shed. This is the most budget-friendly way to plant roots in the pines. Buyer must have approved application through park manager. This includes credit check, background check and proof of funds.

Key facts

• Inviting kitchen
• Storage shed
• Mature trees

Tags

• INVITING KITCHEN
• COVERED GRAVEL CARPORT
• STORAGE SHED
• MATURE TREES

🏷️ Possibly a rental listed for sale. The $84,900 price doesn't fit this home's estimated sale value (~$110,859) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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, schools 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.
• Market conditions: Rents rising (+1.0%/yr); 709 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $587 of loan paydown is wiped out by about $3k 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 + 1.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.96% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.65%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $110,859
• List price: $84,900
• Delta: -23.42%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 W Adams Ave #68	0.61mi	2/1.0	672 (0%)	22mo	$49,000	$73	53

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.23×
• Total profit: $29,244
• Equity at exit: $12,659

10-year hold

• IRR: 36.3%
• Equity multiple: 4.04×
• Total profit: $72,243
• Equity at exit: $7,341

Cash invested: $23,772 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 709
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $726

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 51%

Sensitivity live

Price	-10% $785	-5% $755	+0% $726	+5% $697	+10% $667
Rent	-10% $595	-5% $660	+0% $726	+5% $792	+10% $857
Rate	-1.0pp $769	-0.5pp $748	base $726	+0.5pp $704	+1.0pp $682

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	14d	4	0.31mi
1717 Cottonwood Ave Prescott, AZ	1.0	1.0	600	$1,300	$2.17	14d	1	0.40mi
800 Gail Gardner Way Unit 12 Prescott, AZ	1.0	1.0	500	$1,300	$2.60	45d	1	1.31mi

Listing history 27 events

1. 2026-06-21
   days on market $84,900 Active 106 DOM
2. 2026-06-18
   days on market $84,900 Active 103 DOM
3. 2026-06-17
   days on market $84,900 Active 102 DOM
4. 2026-06-16
   days on market $84,900 Active 101 DOM
5. 2026-06-15
   days on market $84,900 Active 100 DOM
6. 2026-06-14
   days on market $84,900 Active 98 DOM
7. 2026-06-13
   days on market $84,900 Active 97 DOM
8. 2026-06-10
   days on market $84,900 Active 95 DOM
9. 2026-06-09
   days on market $84,900 Active 94 DOM
10. 2026-06-08
    days on market $84,900 Active 93 DOM
11. 2026-06-07
    days on market $84,900 Active 92 DOM
12. 2026-06-05
    days on market $84,900 Active 89 DOM
13. 2026-06-02
    days on market $84,900 Active 87 DOM
14. 2026-06-01
    days on market $84,900 Active 86 DOM
15. 2026-05-31
    days on market $84,900 Active 85 DOM
16. 2026-05-30
    days on market $84,900 Active 84 DOM
17. 2026-05-09
    price $84,900 518-char remark

    Show marketing remark (518 chars)

    Charm, Shade, and Serenity. This isn't just a house; it's a peaceful retreat in a rare Prescott ''all-ages'' park. From the inviting kitchen to the gentle rustle of leaves in the mature trees overhead, this home offers comfort at every turn. Spend your summers under the covered gravel carport, or tinkering in the storage shed. This is the most budget-friendly way to plant roots in the pines. Buyer must have approved application through park manager. This includes credit check, background check and proof of funds.

18. 2026-03-07
    listed $87,500 Active 518-char remark

    Show marketing remark (518 chars)

    Charm, Shade, and Serenity. This isn't just a house; it's a peaceful retreat in a rare Prescott ''all-ages'' park. From the inviting kitchen to the gentle rustle of leaves in the mature trees overhead, this home offers comfort at every turn. Spend your summers under the covered gravel carport, or tinkering in the storage shed. This is the most budget-friendly way to plant roots in the pines. Buyer must have approved application through park manager. This includes credit check, background check and proof of funds.

19. 2026-01-29
    historical
20. 2025-10-22
    price $104,900
21. 2025-10-02
    price $114,900
22. 2025-09-20
    price $139,900
23. 2025-09-05
    price $157,999
24. 2025-08-13
    price $164,000
25. 2025-08-01
    price $169,000
26. 2025-07-24
    listed $175,000 Active
27. 2020-03-30
    soldstatus $44,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $19,940
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$2,470
• Taxable income: $7,826
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $6,834/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 · 11 photos

Average 55/100 Cosmetic rehab

This mobile home has average condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom shower curtain — Appears used

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace worn bathroom shower curtain — Fresh shower curtain enhances cleanliness and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom shower curtain · Appears used	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace worn bathroom shower curtain — Fresh shower curtain enhances cleanliness and appearance ↑

ⓘ 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

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

+89.1% since first listed

11 events — show timeline

• 2026-05-09 Price Changed $84,900 PAARMLS as Distributed by MLS Grid
• 2026-03-07 Listed $87,500 PAARMLS as Distributed by MLS Grid
• 2026-01-29 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $104,900 PAARMLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $114,900 PAARMLS as Distributed by MLS Grid
• 2025-09-20 Price Changed $139,900 PAARMLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $157,999 PAARMLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $164,000 PAARMLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $169,000 PAARMLS as Distributed by MLS Grid
• 2025-07-24 Listed $175,000 PAARMLS as Distributed by MLS Grid
• 2020-03-30 Sold (MLS) $44,900 PAARMLS as Distributed by MLS Grid