2501 W Wickenburg Way 22 -- · Wickenburg, AZ 85390

$11,900

2 bd · 1.0 ba · 1,152 sqft · Land · 181 Days on market

Built 1973 5,097 sqft lot $10/sqft · 54% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 1973 mobile home located in West Park, a desirable 55+ community in Wickenburg, This 2b/1b home offers 1,152 sq ft of comfortable living space. Brand new A/C, a functional kitchen with ample cabinetry and a bright, spacious living area ideal for relaxing or entertaining, while sliding glass doors open to a bright Arizona room, perfect for enjoying Wickenburg's year-round sunshine. The primary bedroom features a large walk-in closet. Off the kitchen is direct access to the covered carport for added convenience. West Park offers a quiet, friendly lifestyle close to downtown Wickenburg shopping, dining, medical services, and community events. A great affordable opportunity!

Key facts

• Functional kitchen
• Bright arizona room
• Covered carport

Tags

• FUNCTIONAL KITCHEN
• BRIGHT ARIZONA ROOM
• LARGE WALK-IN CLOSET
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $12k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $12k).
• Recommended offer: $10k (12.0% below list) — sets the bar for market timing.
• Cap rate 145.0% 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 25d 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 $82 of loan paydown is wiped out by about $357 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 15.51% ✓
• Cap rate: 144.99%
• Cash-on-cash: 495.36%
• DSCR: 23.04
• GRM: 0.5

CMA / ARV

• ARV (median comp): $26,001
• List price: $11,900
• Delta: -54.23%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 26.72×
• Total profit: $85,703
• Equity at exit: $1,774

10-year hold

• IRR: —
• Equity multiple: 57.29×
• Total profit: $187,546
• Equity at exit: $1,029

Cash invested: $3,332 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$62
• Tax est. 1.5%: −$15 /mo · $178/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,375

Break-even live

Break-even rent $104

Max offer price $11,900

Occupancy floor 20%

Sensitivity live

Price	-10% $1,384	-5% $1,380	+0% $1,375	+5% $1,371	+10% $1,367
Rent	-10% $1,230	-5% $1,303	+0% $1,375	+5% $1,448	+10% $1,521
Rate	-1.0pp $1,381	-0.5pp $1,378	base $1,375	+0.5pp $1,372	+1.0pp $1,369

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: $2,975
• Closing costs: $357
• 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	44d	1	0.87mi
2110 W Terrace Dr Wickenburg, AZ	3.0	2.0	1358	$1,600	$1.18	25d	1	0.96mi
540 S West Rd Wickenburg, AZ	2.0	1.0	792	$1,700	$2.15	25d	1	1.06mi
540 S West Rd #24 Wickenburg, AZ	3.0	1.0	894	$2,200	$2.46	25d	1	1.06mi
540 S West Rd Unit 20 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	25d	1	1.07mi
540 S West Rd Unit 21 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	22d	1	1.07mi

Listing history 20 events

1. 2026-06-18
   days on market $11,900 Active 181 DOM
2. 2026-06-17
   days on market $11,900 Active 180 DOM
3. 2026-06-16
   days on market $11,900 Active 179 DOM
4. 2026-06-15
   days on market $11,900 Active 178 DOM
5. 2026-06-13
   days on market $11,900 Active 176 DOM
6. 2026-06-13
   days on market $11,900 Active 175 DOM
7. 2026-06-09
   days on market $11,900 Active 172 DOM
8. 2026-06-08
   days on market $11,900 Active 171 DOM
9. 2026-06-07
   days on market $11,900 Active 170 DOM
10. 2026-06-04
    days on market $11,900 Active 167 DOM
11. 2026-06-03
    days on market $11,900 Active 166 DOM
12. 2026-06-02
    days on market $11,900 Active 165 DOM
13. 2026-06-01
    days on market $11,900 Active 164 DOM
14. 2026-05-31
    days on market $11,900 Active 163 DOM
15. 2026-05-05
    price $11,900 702-char remark

    Show marketing remark (702 chars)

    Discover this charming 1973 mobile home located in West Park, a desirable 55+ community in Wickenburg, This 2b/1b home offers 1,152 sq ft of comfortable living space. Brand new A/C, a functional kitchen with ample cabinetry and a bright, spacious living area ideal for relaxing or entertaining, while sliding glass doors open to a bright Arizona room, perfect for enjoying Wickenburg's year-round sunshine. The primary bedroom features a large walk-in closet. Off the kitchen is direct access to the covered carport for added convenience. West Park offers a quiet, friendly lifestyle close to downtown Wickenburg shopping, dining, medical services, and community events. A great affordable opportunity!

16. 2026-03-03
    price $14,900 702-char remark

    Show marketing remark (702 chars)

    Discover this charming 1973 mobile home located in West Park, a desirable 55+ community in Wickenburg, This 2b/1b home offers 1,152 sq ft of comfortable living space. Brand new A/C, a functional kitchen with ample cabinetry and a bright, spacious living area ideal for relaxing or entertaining, while sliding glass doors open to a bright Arizona room, perfect for enjoying Wickenburg's year-round sunshine. The primary bedroom features a large walk-in closet. Off the kitchen is direct access to the covered carport for added convenience. West Park offers a quiet, friendly lifestyle close to downtown Wickenburg shopping, dining, medical services, and community events. A great affordable opportunity!

17. 2026-02-08
    price $19,900 702-char remark

    Show marketing remark (702 chars)

    Discover this charming 1973 mobile home located in West Park, a desirable 55+ community in Wickenburg, This 2b/1b home offers 1,152 sq ft of comfortable living space. Brand new A/C, a functional kitchen with ample cabinetry and a bright, spacious living area ideal for relaxing or entertaining, while sliding glass doors open to a bright Arizona room, perfect for enjoying Wickenburg's year-round sunshine. The primary bedroom features a large walk-in closet. Off the kitchen is direct access to the covered carport for added convenience. West Park offers a quiet, friendly lifestyle close to downtown Wickenburg shopping, dining, medical services, and community events. A great affordable opportunity!

18. 2025-12-18
    listed $25,000 Active 702-char remark

    Show marketing remark (702 chars)

    Discover this charming 1973 mobile home located in West Park, a desirable 55+ community in Wickenburg, This 2b/1b home offers 1,152 sq ft of comfortable living space. Brand new A/C, a functional kitchen with ample cabinetry and a bright, spacious living area ideal for relaxing or entertaining, while sliding glass doors open to a bright Arizona room, perfect for enjoying Wickenburg's year-round sunshine. The primary bedroom features a large walk-in closet. Off the kitchen is direct access to the covered carport for added convenience. West Park offers a quiet, friendly lifestyle close to downtown Wickenburg shopping, dining, medical services, and community events. A great affordable opportunity!

19. 2011-07-06
    soldstatus $10,658,150
20. 1997-12-08
    soldstatus $4,058,000

ⓘ 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 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $22,142
• − Mortgage interest: −$667
• − Property taxes: −$178
• − Insurance: −$60
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$346
• Taxable income: $17,349
• Est. tax owed @ 24.0%: −$4,164
• After-tax cash flow: $12,342/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: 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

-99.7% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $11,900 ARMLS
• 2026-03-03 Price Changed $14,900 ARMLS
• 2026-02-08 Price Changed $19,900 ARMLS
• 2025-12-18 Listed $25,000 ARMLS
• 2011-07-06 Sold (Public Records) $10,658,150 Public Records
• 1997-12-08 Sold (Public Records) $4,058,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $722 · -1.4% YoY. Source: county tax records.