1533 Private Rd · Prescott, AZ 86301

$160,000

3 bd · 2.0 ba · 1,456 sqft · MultiFamily · 69 Days on market

Built 1997 Good condition $110/sqft · 51% below area ↓ 49% 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 +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Completely updated 3 bed, 2 bath manufactured home in a desirable 55+ community in the heart of Prescott, nestled right against the iconic Granite Dells. This move-in ready home features fresh finishes throughout, including updated flooring, modern fixtures, and a stylish, upgraded kitchen designed for both comfort and functionality.Enjoy the spacious layout and step outside to a huge porch, perfect for relaxing, entertaining, or taking in the peaceful surroundings. Located just minutes from Watson and Willow Lakes, scenic hiking trails, and all that Prescott has to offer, this home combines low-maintenance living with an active, outdoor lifestyle.Whether you're looking for a full-time residence or a lock-and-leave weekend retreat, this beautifully refreshed home offers comfort, convenience, and the relaxed Prescott lifestyle you've been waiting for.

Key facts

• Built 1997
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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 flat; 486 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,808/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 1225% 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 $1k of loan paydown is wiped out by about $5k 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 + 0.2% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.81%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $323,846
• List price: $160,000
• Delta: -50.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.83×
• Total profit: $37,324
• Equity at exit: $23,857

10-year hold

• IRR: 27.4%
• Equity multiple: 3.10×
• Total profit: $94,177
• Equity at exit: $13,834

Cash invested: $44,800 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 486
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,808 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,113

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,223	-5% $1,168	+0% $1,113	+5% $1,058	+10% $1,002
Rent	-10% $891	-5% $1,002	+0% $1,113	+5% $1,224	+10% $1,335
Rate	-1.0pp $1,193	-0.5pp $1,154	base $1,113	+0.5pp $1,071	+1.0pp $1,029

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3015 N Meadow Ln Prescott, AZ	3.0	1.0	1244	$2,500	$2.01	44d	1	1.45mi
1227 Cattle Trl Prescott, AZ	2.0	2.0	1339	$2,400	$1.79	14d	1	1.49mi
5675 Hole in One Dr Prescott, AZ	2.0	2.0	1628	$4,000	$2.46	44d	1	1.50mi

Listing history 31 events

1. 2026-06-10
   days on market $160,000 Active 69 DOM
2. 2026-06-09
   days on market $160,000 Active 68 DOM
3. 2026-06-08
   days on market $160,000 Active 67 DOM
4. 2026-06-07
   days on market $160,000 Active 66 DOM
5. 2026-06-05
   days on market $160,000 Active 63 DOM
6. 2026-06-02
   days on market $160,000 Active 61 DOM
7. 2026-06-01
   days on market $160,000 Active 60 DOM
8. 2026-05-31
   days on market $160,000 Active 59 DOM
9. 2026-05-30
   days on market $160,000 Active 58 DOM
10. 2026-04-02
    listed $160,000 Active 862-char remark

    Show marketing remark (862 chars)

    Completely updated 3 bed, 2 bath manufactured home in a desirable 55+ community in the heart of Prescott, nestled right against the iconic Granite Dells. This move-in ready home features fresh finishes throughout, including updated flooring, modern fixtures, and a stylish, upgraded kitchen designed for both comfort and functionality.Enjoy the spacious layout and step outside to a huge porch, perfect for relaxing, entertaining, or taking in the peaceful surroundings. Located just minutes from Watson and Willow Lakes, scenic hiking trails, and all that Prescott has to offer, this home combines low-maintenance living with an active, outdoor lifestyle.Whether you're looking for a full-time residence or a lock-and-leave weekend retreat, this beautifully refreshed home offers comfort, convenience, and the relaxed Prescott lifestyle you've been waiting for.

11. 2025-12-01
    historical
12. 2025-12-01
    historical
13. 2025-09-04
    price $186,000
14. 2025-09-04
    price $186,000
15. 2025-06-02
    status Active
16. 2025-06-02
    status Active
17. 2025-05-28
    historical Under Contract Accepting Backups
18. 2025-05-28
    historical Active Under Contract
19. 2025-05-22
    listed $189,999 Active
20. 2025-05-22
    listed $189,999 Active
21. 2024-08-30
    historical
22. 2024-07-17
    status Active
23. 2024-07-17
    price $285,000
24. 2024-07-16
    historical
25. 2024-06-03
    price $289,000
26. 2024-04-15
    price $294,000
27. 2024-01-11
    status Active
28. 2024-01-11
    historical
29. 2024-01-03
    price $299,000
30. 2023-08-10
    price $310,000
31. 2023-07-08
    listed $311,900 Active

ⓘ 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 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $33,700
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$4,655
• Taxable income: $11,491
• Est. tax owed @ 24.0%: −$2,758
• After-tax cash flow: $10,596/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 move-in ready, updated 3-bedroom, 2-bathroom manufactured home in a desirable 55+ community offers a spacious layout and stunning views. With fresh finishes and a well-maintained exterior, it's ready for a new owner to enjoy the low-maintenance lifestyle and scenic surroundings.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace blinds — Freshen up the look and improve light control
• Resale Replace kitchen faucet — Modernizes the kitchen and adds value
• Resale Replace bathroom faucet — Modernizes the bathroom and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace blinds — Freshen up the look and improve light control ↑
• Resale Replace kitchen faucet — Modernizes the kitchen and adds value ↑
• Resale Replace bathroom faucet — Modernizes the bathroom 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: 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): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• 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

-48.7% since first listed

22 events — show timeline

• 2026-04-02 Listed $160,000 PAARMLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — ARMLS
• 2025-09-04 Price Changed $186,000 PAARMLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $186,000 ARMLS
• 2025-06-02 Relisted — ARMLS
• 2025-06-02 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-05-28 Contingent — ARMLS
• 2025-05-28 Contingent — PAARMLS as Distributed by MLS Grid
• 2025-05-22 Listed $189,999 ARMLS
• 2025-05-22 Listed $189,999 PAARMLS as Distributed by MLS Grid
• 2024-08-30 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-07-17 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-07-17 Price Changed $285,000 PAARMLS as Distributed by MLS Grid
• 2024-07-16 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-06-03 Price Changed $289,000 PAARMLS as Distributed by MLS Grid
• 2024-04-15 Price Changed $294,000 PAARMLS as Distributed by MLS Grid
• 2024-01-11 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-01-11 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-01-03 Price Changed $299,000 PAARMLS as Distributed by MLS Grid
• 2023-08-10 Price Changed $310,000 PAARMLS as Distributed by MLS Grid
• 2023-07-08 Listed $311,900 PAARMLS as Distributed by MLS Grid