2501 W Wickenburg Way #41 · Wickenburg, AZ 85390

$115,000

2 bd · 2.0 ba · 1,232 sqft · Manufactured · 184 Days on market

Built 2015 Good condition $93/sqft · 207% above area ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vaulted ceilings? Check. Gas range? Absolutely. Morning sunshine? You've got it. This 2-bedroom, 2-bath gem sits proudly on a corner lot in a lively 55+ community and brings all the cozy vibes. The warm, homey living space is perfect for relaxing, the walk-in closet has room for all your favorites, and the east-facing outdoor seating is made for coffee, conversation, and soaking up the day. Comfortable, cheerful, and ready for its next happy homeowner.

Key facts

• Walk-in closet
• Vaulted ceilings
• Gas range

Tags

• VAULTED CEILINGS
• GAS RANGE
• CORNER LOT
• WALK-IN CLOSET
• EAST-FACING OUTDOOR SEATING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $795 of loan paydown is wiped out by about $3k 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

• It's been on market 184 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.61% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $37,500
• List price: $115,000
• Delta: 206.67%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 W Wickenburg Way #35	0.00mi	2/2.0	1,248 (+1%)	2mo	$14,500	$12	96
2501 W Wickenburg Way #122	0.00mi	2/2.0	1,176 (-4%)	6mo	$64,700	$55	88
2501 W Wickenburg Way #04	0.00mi	2/2.0	1,152 (-6%)	2mo	$23,000	$20	88
2501 W Wickenburg Way -- #169	0.00mi	2/2.0	1,152 (-6%)	3mo	$50,000	$43	87
2501 W Wickenburg Way #85	0.00mi	2/2.0	1,152 (-6%)	7mo	$30,000	$26	83
2501 W Wickenburg Way #362	0.00mi	2/2.0	1,361 (+10%)	2mo	$99,900	$73	81
2501 W Wickenburg Way #137	0.00mi	2/2.0	1,344 (+9%)	9mo	$27,000	$20	78
2501 W Wickenburg Way #171	0.00mi	2/2.0	1,344 (+9%)	9mo	$70,000	$52	77
2501 W Wickenburg Way #148	0.00mi	2/2.0	1,056 (-14%)	2mo	$14,000	$13	75
2501 W Wickenburg Way #14	0.00mi	1/1.5 (-1)	1,056 (-14%)	2mo	$15,500	$15	68
2040 W Val Vista Dr	0.60mi	2/2.0	1,210 (-2%)	7mo	$200,000	$165	63
685 Smoketree St	0.62mi	2/2.0	1,260 (+2%)	13mo	$230,000	$183	57

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,197
• Equity at exit: $17,147

10-year hold

• IRR: 7.3%
• Equity multiple: 1.56×
• Total profit: $17,900
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $238

Break-even live

Break-even rent $1,546

Max offer price $115,000

Occupancy floor 82%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	43d	1	0.50mi
2110 W Terrace Dr Wickenburg, AZ	3.0	2.0	1358	$1,600	$1.18	24d	1	0.59mi
540 S West Rd Wickenburg, AZ	2.0	1.0	792	$1,700	$2.15	24d	1	0.73mi
540 S West Rd #24 Wickenburg, AZ	3.0	1.0	894	$2,200	$2.46	24d	1	0.73mi
540 S West Rd Unit 20 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	24d	1	0.74mi
540 S West Rd Unit 21 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	21d	1	0.74mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 184 DOM
2. 2026-06-17
   days on market $115,000 Active 183 DOM
3. 2026-06-16
   days on market $115,000 Active 182 DOM
4. 2026-06-15
   days on market $115,000 Active 181 DOM
5. 2026-06-13
   days on market $115,000 Active 179 DOM
6. 2026-06-13
   days on market $115,000 Active 178 DOM
7. 2026-06-09
   days on market $115,000 Active 175 DOM
8. 2026-06-08
   days on market $115,000 Active 174 DOM
9. 2026-06-07
   days on market $115,000 Active 173 DOM
10. 2026-06-04
    days on market $115,000 Active 170 DOM
11. 2026-06-03
    days on market $115,000 Active 169 DOM
12. 2026-06-02
    days on market $115,000 Active 168 DOM
13. 2026-06-01
    days on market $115,000 Active 167 DOM
14. 2026-05-31
    days on market $115,000 Active 166 DOM
15. 2026-03-11
    price $115,000 456-char remark

    Show marketing remark (456 chars)

    Vaulted ceilings? Check. Gas range? Absolutely. Morning sunshine? You've got it. This 2-bedroom, 2-bath gem sits proudly on a corner lot in a lively 55+ community and brings all the cozy vibes. The warm, homey living space is perfect for relaxing, the walk-in closet has room for all your favorites, and the east-facing outdoor seating is made for coffee, conversation, and soaking up the day. Comfortable, cheerful, and ready for its next happy homeowner.

16. 2025-12-16
    listed $120,000 Active 456-char remark

    Show marketing remark (456 chars)

    Vaulted ceilings? Check. Gas range? Absolutely. Morning sunshine? You've got it. This 2-bedroom, 2-bath gem sits proudly on a corner lot in a lively 55+ community and brings all the cozy vibes. The warm, homey living space is perfect for relaxing, the walk-in closet has room for all your favorites, and the east-facing outdoor seating is made for coffee, conversation, and soaking up the day. Comfortable, cheerful, and ready for its next happy homeowner.

ⓘ 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: $22,164
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$3,345
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,515/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 2-bedroom, 2-bath home in a 55+ community is in good condition with modern appliances and a well-maintained exterior. It offers a cozy living space and is ready for its next happy homeowner.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating countertops and backsplash in kitchen — Modernizing the kitchen can increase both resale and rental value
• Both Upgrading lighting fixtures throughout — Improved lighting can make the home more inviting and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating countertops and backsplash in kitchen — Modernizing the kitchen can increase both resale and rental value ↑
• Both Upgrading lighting fixtures throughout — Improved lighting can make the home more inviting and energy-efficient ↑

ⓘ 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

Price history

-4.2% since first listed

2 events — show timeline

• 2026-03-11 Price Changed $115,000 ARMLS
• 2025-12-16 Listed $120,000 ARMLS