2050 W State Route 89a -- #211 · Cottonwood, AZ 86326

$219,999

4 bd · 2.0 ba · 1,650 sqft · Manufactured · 8 Days on market

Built 1998 Good condition Est $224k · at est. ↓ 6% since listing

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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 +24.1/30.0
• ARV discount +8.4/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

RARE 4 bedroom home offering 1650 sq ft of living space in the heart of Cottonwood! This well maintained 4 bedroom two bath residence features a desirable split floor plan with both a living room and family room. Enjoy the mountain views from your front porch. One of the standout features is the open space next door for a more spacious feel. The covered carport offers convenient parking and protection from the elements. Located in a desireable neighborhood with easy access to shopping, dining, medical facilities and all that the Verde Valley has to offer. Don't miss the chance to make this Cottonwood gem your own.

Key facts

• Open space
• Covered carport
• Mountain views

Tags

• MOUNTAIN VIEWS
• OPEN SPACE
• COVERED CARPORT
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Lot size not available (source indicates square footage not provided)
• HOA & community: Land lease of $820 per month; No association fees included; Community amenities: pool, community spa (heated), golf, pickleball courts, fitness center, biking/walking paths, gated access, transportation services

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured / Mobile home; Leasehold ownership; Mountain views
• Construction: Cement siding, steel frame, and wood frame construction; Composition roof
• Exterior features: Desert front and desert back landscaping; Private maintained road; Storage; Heated spa (community or pool spa)

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Built-in electric oven
• Bedrooms: Up to 5 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Full bathroom in master bedroom; Accessible hallways; Fireplace; Storage (interior/exterior)
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.7% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.2%/yr); 266 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); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,474/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89-a -- #344	0.00mi	3/2.0 (-1)	1,680 (+2%)	2mo	$200,000	$119	90
2050 W SR 89-a -- #96	0.00mi	3/2.0 (-1)	1,568 (-5%)	1mo	$155,000	$99	86
1024 Rankin Ave	0.38mi	3/2.0 (-1)	1,605 (-3%)	2mo	$199,900	$125	71
2050 W State Route 89a -- #345	0.17mi	3/2.0 (-1)	1,800 (+9%)	6mo	$240,300	$134	67
880 W On The Greens Blvd	0.52mi	3/2.0 (-1)	1,620 (-2%)	2mo	$249,900	$154	66
1181 Sunrise Dr	0.36mi	3/2.0 (-1)	1,739 (+5%)	8mo	$345,000	$198	62
1040 Calle Tomallo --	0.58mi	3/3.0 (-1)	1,716 (+4%)	0mo	$324,000	$189	57
2050 W St Route 89a -- #273	0.26mi	3/2.0 (-1)	1,440 (-13%)	7mo	$150,000	$104	56
992 Trevino Dr	0.35mi	3/2.0 (-1)	1,431 (-13%)	3mo	$195,000	$136	54
1139 W On The Greens Blvd	0.45mi	3/2.0 (-1)	1,404 (-15%)	8mo	$245,000	$175	42
1065 Crenshaw Ave	0.67mi	3/2.0 (-1)	1,440 (-13%)	2mo	$180,000	$125	41
720 W On The Greens Blvd	0.64mi	3/2.0 (-1)	1,440 (-13%)	8mo	$240,000	$167	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-15,212
• Equity at exit: $32,803

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-5,511
• Equity at exit: $19,021

Cash invested: $61,600 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,474 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $434

Break-even live

Break-even rent $1,925

Max offer price $219,999

Occupancy floor 77%

Sensitivity live

Price	-10% $586	-5% $510	+0% $434	+5% $358	+10% $282
Rent	-10% $239	-5% $336	+0% $434	+5% $532	+10% $630
Rate	-1.0pp $545	-0.5pp $490	base $434	+0.5pp $377	+1.0pp $319

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	22d	1	0.44mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	14d	1	1.12mi
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	14d	1	1.30mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $219,999 Pending 8 DOM
2. 2026-06-10
   days on market $219,999 Active 7 DOM
3. 2026-06-09
   days on market $219,999 Active 6 DOM
4. 2026-06-08
   days on market $219,999 Active 5 DOM
5. 2026-06-07
   days on market $219,999 Active 4 DOM
6. 2026-06-05
   remarks 621-char remark
7. 2026-06-05
   listed $219,999 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 20 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: $29,689
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$6,400
• Taxable income: $1,815
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $4,774/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 75/100 Cosmetic rehab

This well-maintained 4-bedroom home in Cottonwood offers a good condition with minimal repairs needed. It's located in a desirable neighborhood with mountain views and easy access to amenities.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Both Replace ceiling fans — Improves aesthetics and energy efficiency
• Resale Replace countertops — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Improves aesthetics and energy efficiency ↑
• Resale Replace countertops — Modernizes kitchen and adds 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

-6.4% since first listed

4 events — show timeline

• 2026-06-03 Listed $219,999 ARMLS
• 2026-05-12 Listing Removed — ARMLS
• 2026-03-04 Price Changed $225,000 ARMLS
• 2025-12-01 Listed $235,000 ARMLS