2050 W State Route 89a -- #294 · Cottonwood, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 6/10 · Moderate
- Hot days now (above 103°F)
- 8 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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
- DSCR +10.0/10.0
- 1% rule +8.5/10.0
- Livability +4.0/5.0
- Condition / age +3.8/5.0
- Appreciation +2.5/10.0
- Rent growth +2.4/5.0
- Schools +1.8/10.0
- Manufactured-home adj. -6.2
$134,900
2050 W State Route 89a -- #294 · Cottonwood, AZ 86326
3 bd · 2.0 ba · 2,000 sqft · Manufactured
· 206 Days on market
Manufactured home
Built 1992
$67/sqft
· 29% below area
Est $191k · 29% under
↓ 18% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Newly Updated, Newer Interior & Exterior paint, Oversized kitchen pantry, electric oven with glass top, lots of nice windows & skylights, primary bedroom has a his/hers walk-in closet, new carpet in the primary bedroom, split floor plan, reverse Osmosis & Water Softener, screened in front porch, ceiling fans were replaced, storage shed has electricity, parking is 3 spaces, 2 covered garage spaces, mature landscaping, Cypress trees.
Key facts
- Water softener
- Reverse osmosis
- 5 parking spots
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $506 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $135k).
- Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.8% 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.
- Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
- Market conditions: Rents soft (-0.2%/yr); 377 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
- This rent runs 38% of the median local income ($57k/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 $933 of loan paydown is wiped out by about $4k 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
- It's been on market 206 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
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
$118,712
(12.0% below list)
Questions for the listing agent
- It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.35% ✓
- Cap rate
- 10.80%
- Cash-on-cash
- 16.08%
- DSCR
- 1.72
- GRM
- 6.2
CMA / ARV
- ARV (median comp)
- $191,000
- List price
- $134,900
- Delta
- -29.37%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2050 W State Route 89a -- #294 | 0.00mi | 3/2.0 | 2,000 (0%) | 1mo | $134,000 | $67 | 99 |
| 2050 W State Route 89a -- #320 | 0.00mi | 3/2.0 | 1,960 (-2%) | 6mo | $175,000 | $89 | 92 |
| 2050 W State Route 89a -- #374 | 0.17mi | 3/2.0 | 1,920 (-4%) | 1mo | $254,000 | $132 | 84 |
| 2050 W State Route 89a -- #1 | 0.26mi | 3/2.0 | 1,960 (-2%) | 0mo | $130,000 | $66 | 84 |
| 2050 W SR 89-a -- #307 | 0.26mi | 3/2.0 | 1,876 (-6%) | 2mo | $249,900 | $133 | 76 |
| 471 W Starlight Dr | 0.37mi | 3/2.5 | 2,112 (+6%) | 0mo | $375,000 | $178 | 71 |
| 2050 W State Route 89a -- #345 | 0.17mi | 3/2.0 | 1,800 (-10%) | 10mo | $240,300 | $134 | 68 |
| 1299 W On The Greens Blvd | 0.51mi | 3/2.0 | 2,160 (+8%) | 1mo | $255,000 | $118 | 62 |
| 2050 W St Route 89a -- #217 | 0.26mi | 2/2.0 (-1) | 1,736 (-13%) | 2mo | $128,000 | $74 | 59 |
| 550 Mingus Shadows Dr | 0.42mi | 2/2.5 (-1) | 1,717 (-14%) | 1mo | $259,900 | $151 | 49 |
| 1040 Calle Tomallo -- | 0.58mi | 3/3.0 | 1,716 (-14%) | 4mo | $324,000 | $189 | 42 |
| 700 W On The Greens Blvd | 0.65mi | 2/2.0 (-1) | 1,720 (-14%) | 4mo | $277,500 | $161 | 38 |
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
- 3.6%
- Equity multiple
- 1.13×
- Total profit
- $5,073
- Equity at exit
- $20,114
10-year hold
- IRR
- 10.1%
- Equity multiple
- 1.67×
- Total profit
- $25,423
- Equity at exit
- $11,664
Cash invested: $37,772 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 26 active · 18 under contract
- Months of supply
- 7.8 mo (13%/mo absorbed)
- Median asking
- $234,900 ($150/sqft)
- Median days on market
- 197 d
- This list price
- 4% of active listings are priced below it
- ARV vs active asking
- -36.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 86326
- Home prices YoY
- -32.2%
- Rents YoY
- -0.2%
- Active inventory
- 377
- Price-to-rent
- 6.2×
Monthly cashflow live
↻
- Estimated rent
- $1,821 high interval (Pro) →
- Mortgage (P&I)
- −$707
- Tax est. 1.5%
- −$169 /mo · $2,024/yr
- Insurance
- −$56
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$382
- Net cashflow
- $506
Break-even live
Break-even rent
$1,180
Max offer price
$134,900
Occupancy floor
67%
Sensitivity live
| Price | -10% $599 | -5% $553 | +0% $506 | +5% $460 | +10% $413 |
|---|---|---|---|---|---|
| Rent | -10% $362 | -5% $434 | +0% $506 | +5% $578 | +10% $650 |
| Rate | -1.0pp $574 | -0.5pp $541 | base $506 | +0.5pp $471 | +1.0pp $436 |
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
- $33,725
- Closing costs
- $4,047
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 9 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1578 Chateau Dr Cottonwood, AZ | 3.0 | 2.0 | 1845 | $2,450 | $1.33 | 0d | 1 | 0.26mi |
| 992 Sterling Ln Cottonwood, AZ | 3.0 | 2.0 | 1652 | $2,395 | $1.45 | 116d | 1 | 0.44mi |
| 17 N Alamos Dr Unit A Cottonwood, AZ | 3.0 | 2.0 | 1523 | $2,250 | $1.48 | 0d | 1 | 0.70mi |
| 1901 Sable Ridge Rd Clarkdale, AZ | 3.0 | 2.0 | 1557 | $3,000 | $1.93 | 0d | 1 | 0.71mi |
| 418 W Gila St Cottonwood, AZ | 3.0 | 1.5 | 1534 | $1,795 | $1.17 | 0d | 1 | 1.06mi |
| 1121 Old Jerome Hwy Clarkdale, AZ | 2.0 | 2.0 | 1981 | $2,185 | $1.10 | 116d | 1 | 1.07mi |
| 255 S Cottonwood Ranch Rd Cottonwood, AZ | 3.0 | 2.0 | 1695 | $2,195 | $1.29 | 109d | 1 | 1.12mi |
| 836 Eugene Rd Clarkdale, AZ | 3.0 | 2.0 | 2261 | $2,800 | $1.24 | 0d | 1 | 1.28mi |
| 832 Eugene Rd Clarkdale, AZ | 3.0 | 2.0 | 1709 | $2,700 | $1.58 | 109d | 1 | 1.30mi |
Property features AI
Finance
- Financial info
- Monthly land lease amount $850
- HOA & community
- Land lease with monthly feeAssociation covers sewer and trashNo visible truck/trailer/RV/boat allowedCommunity amenities include pool, community spa (heated), pickleball courts, tennis courts, fitness center, community media room, and biking/walking paths
Exterior
- Parking
- 3 open parking spaces2 covered spaces2 carport spaces
- Security
- Gated community
- Utilities
- City waterPublic sewer220V in kitchen / 220V electric available
- Home design
- Manufactured/mobile homeLeasehold ownership
- Construction
- Wood siding and wood frame constructionComposition roofBuilding area reported by owner
- Exterior features
- Heated spaShed(s)Sprinklers in frontCorner lotDesert landscaping in backGravel/stone front and backAutomatic front watering timerPrivate maintained roadAsphalt road surfaceMountain view
Interior
- Kitchen
- Built-in microwaveDishwasherElectric wall ovenReverse osmosisWalk-in pantry220V outlet in kitchen
- Bedrooms
- Up to 3 bedrooms
- Flooring
- CarpetLaminateVinyl
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Heat pump heatingCentral airCeiling fans
- Interior features
- Double vanityVaulted ceilingsFull bath in master bedroomSeparate shower and tubTub with jetsSkylightsDual-pane windowsLaminate counters
- Laundry & utility
- Washer/dryer hook-ups only
Listing history 50 events
-
2026-08-28days on market $134,900 Active 206 DOM
-
2026-08-27days on market $134,900 Active 205 DOM
-
2026-08-26days on market $134,900 Active 204 DOM
-
2026-08-25days on market $134,900 Active 203 DOM
-
2026-08-24days on market $134,900 Active 202 DOM
-
2026-08-23days on market $134,900 Active 201 DOM
-
2026-08-22days on market $134,900 Active 200 DOM
-
2026-08-21days on market $134,900 Active 199 DOM
-
2026-08-20days on market $134,900 Active 198 DOM
-
2026-08-19days on market $134,900 Active 197 DOM
-
2026-08-18days on market $134,900 Active 196 DOM
-
2026-08-17days on market $134,900 Active 195 DOM
-
2026-08-16days on market $134,900 Active 194 DOM
-
2026-08-15days on market $134,900 Active 193 DOM
-
2026-08-14days on market $134,900 Active 192 DOM
-
2026-08-13days on market $134,900 Active 191 DOM
-
2026-08-12days on market $134,900 Active 190 DOM
-
2026-08-11days on market $134,900 Active 189 DOM
-
2026-08-10days on market $134,900 Active 188 DOM
-
2026-08-09days on market $134,900 Active 187 DOM
-
2026-08-08days on market $134,900 Active 186 DOM
-
2026-08-07days on market $134,900 Active 185 DOM
-
2026-08-06days on market $134,900 Active 184 DOM
-
2026-08-05days on market $134,900 Active 183 DOM
-
2026-08-04days on market $134,900 Active 182 DOM
-
2026-08-03days on market $134,900 Active 181 DOM
-
2026-07-31days on market $134,900 Active 178 DOM
-
2026-07-30pricedays on market $134,900 Active 177 DOM
-
2026-07-29days on market $139,000 Active 176 DOM
-
2026-07-27days on market $139,000 Active 174 DOM
-
2026-07-25days on market $139,000 Active 172 DOM
-
2026-07-24days on market $139,000 Active 171 DOM
-
2026-07-23days on market $139,000 Active 170 DOM
-
2026-07-22days on market $139,000 Active 169 DOM
-
2026-07-21days on market $139,000 Active 168 DOM
-
2026-07-18days on market $139,000 Active 165 DOM
-
2026-07-16days on market $139,000 Active 163 DOM
-
2026-07-16days on market $139,000 Active 162 DOM
-
2026-07-14days on market $139,000 Active 161 DOM
-
2026-07-13days on market $139,000 Active 160 DOM
-
2026-07-12days on market $139,000 Active 159 DOM
-
2026-07-11days on market $139,000 Active 158 DOM
-
2026-07-10days on market $139,000 Active 157 DOM
-
2026-07-09statusdays on market $139,000 Active 156 DOM
-
2026-06-30status $139,000 Pending 155 DOM
-
2026-06-30days on market $139,000 Active 155 DOM
-
2026-06-29days on market $139,000 Active 154 DOM
-
2026-06-28days on market $139,000 Active 153 DOM
-
2026-06-28days on market $139,000 Active 152 DOM
-
2026-06-27days on market $139,000 Active 151 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,850
- − Mortgage interest
- −$7,556
- − Property taxes
- −$2,024
- − Insurance
- −$674
- − Repairs & maintenance
- −$1,748
- − Management
- −$1,748
- − Depreciation
- −$3,924
- Taxable income
- $4,176
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,002
- After-tax cash flow
- $5,073/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 · 13 photos
75/100
Cosmetic rehab
Est. rehab $10,000–$30,000 screening
This manufactured home is in good condition with recent updates and a well-maintained exterior. It has a good potential for increasing its value with some exterior painting and new ceiling fans.
Value-add opportunities
- Both Paint the exterior walls — Fresh paint can improve curb appeal and resale value. ↑
- Both Replace ceiling fans — Modern ceiling fans can enhance the home's aesthetic and functionality. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 18/100
Zoned Schools
Elementary
Cottonwood Community School
F
AZ #993/1,109
Nat'l #38,608/41,679
High
Mingus Union High School
F
AZ #154/381
Nat'l #12,478/17,239
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
B
Composite livability gradescore 79/100
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 · 241,389 people
- City population
- 24,852
- Metro
- Prescott Valley-Prescott, AZ
- Population (ZIP)
- 24,852
- Household income
- $57,378
- Rent vs Own
- Severe rent burden
- 10% of renters
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 |
|
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Price history
-18.2% since first listed3 events — show timeline
- 2026-05-11 Price Changed $139,000 ARMLS
- 2026-03-01 Price Changed $159,000 ARMLS
- 2026-01-26 Listed $169,900 ARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…