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1533 Private Rd Multi-family
C Composite 59.15
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 +22.5/30.0
  • 1% rule +7.5/10.0
  • DSCR +7.5/10.0
  • ARV discount +7.5/15.0
  • Schools +4.2/10.0
  • Condition / age +3.8/5.0
  • Livability +3.7/5.0
  • Rent growth +2.6/5.0
  • Appreciation +0.0/10.0

$160,000

1533 Private Rd · Prescott, AZ 86301
3 bd · 2.0 ba · 1,456 sqft · MultiFamily · 69 Days on market
55+ age-restricted Built 1997 Good condition $110/sqft · 51% below area ↓ 49% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

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

Listing remarks

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.

Key facts

  • Built 1997
  • Listed 68 days

Neighborhood map

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 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; 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.
  • Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
  • Market conditions: Rents flat; 620 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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) — 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: major 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)
$327,089
List price
$160,000
Delta
-51.08%
Verdict
UNDERPRICED
Comps
1 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1550 Magnolia Ln 1.35mi 3/2.0 1,516 (+4%) 0mo $542,000 $358 58
3025 Cabezon Ln 1.43mi 3/2.0 1,528 (+5%) 3mo $495,000 $324 54
1145 Trinity Ct 1.35mi 3/2.0 1,325 (-9%) 0mo $355,000 $268 50
1713 Sarafina Dr 1.41mi 3/2.0 1,305 (-10%) 1mo $365,000 $280 46
1824 Sarafina Dr 1.29mi 3/2.0 1,269 (-13%) 2mo $398,000 $314 42
5723 Taragon Ln 1.41mi 3/2.0 1,814 (+25%) 0mo $600,000 $331 40
1784 Sarafina Dr 1.29mi 3/2.0 1,728 (+19%) 3mo $432,500 $250 38
2923 Kendra Dr 1.33mi 3/2.0 1,152 (-21%) 3mo $354,000 $307 38
1803 Nicea Ct 1.37mi 2/2.0 (-1) 1,647 (+13%) 1mo $407,500 $247 37
3112 Briarwood -- 1.14mi 2/2.0 (-1) 1,185 (-19%) 1mo $320,000 $270 34
4400 N Granite Gardens Dr 1.45mi 2/2.0 (-1) 1,200 (-18%) 2mo $645,000 $538 34
2912 Kendra Dr 1.36mi 2/2.0 (-1) 1,226 (-16%) 3mo $311,000 $254 33

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 · 0.21% 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
620
Price-to-rent
4.7×

Monthly cashflow live

Estimated rent
$2,808 medium interval (Pro) →
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
—

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 3 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3015 N Meadow Ln Prescott, AZ 3.0 1.0 1244 $2,500 $2.01 93d 1 1.45mi
1227 Cattle Trl Prescott, AZ 2.0 2.0 1339 $2,400 $1.79 63d 1 1.49mi
5675 Hole in One Dr Prescott, AZ 2.0 2.0 1628 $4,000 $2.46 93d 1 1.50mi

Property features AI

Finance

Other
Zoning: MF-HRoad is private (private road frontage) and maintained by private/subdivisionLot size source: Owner
Financial info
Property is on a land lease
HOA & community
Senior community

Exterior

Parking
Two marked parking spaces (1533)Driveway (gravel)
Security
Smoke detectors
Utilities
Public waterCity sewerElectricity available (220V)Natural gas availableNatural gas water heater
Home design
Residential manufactured homeDouble wideSingle-story
Construction
Frame constructionComposition roofCrawl space foundation
Exterior features
DeckPatioGravel drivewayNative landscaping/speciesViewsBorders State/BLMCorner lotJuniper/Pinon and other trees

Interior

Kitchen
DishwasherDisposalGas rangeOvenRefrigeratorKitchen islandEat-in kitchen
Bedrooms
Master bedroom on main level
Flooring
Tile flooring
Bathrooms
2 full bathrooms
Heating & cooling
Central airCeiling fansGas forced heat
Interior features
Ceiling fansSolid surface countersEat-in kitchenFormal dining areaSoaking tubKitchen/dining comboKitchen islandLiving/dining comboSingle-level livingMaster bedroom on main levelHigh ceilingsWalk-in closet(s)Washer/dryer connection
Laundry & utility
WasherDryerLaundry roomWasher/dryer connection

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
  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 7/10 Severe
  • 🌡 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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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
combined federal + state — saved on this device
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 Est. rehab $7,280–$21,840 screening

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 ↑

ⓘ 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 42/100

Zoned Schools

Elementary Granite Mountain Middle School F AZ #371/1,109 Nat'l #17,861/41,679

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
B Composite livability gradescore 73/100

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 · 241,389 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
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 (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
—

Price history

-48.7% since first listed
23 events — show timeline
  • 2026-06-12 Listing Removed — PAARMLS as Distributed by MLS Grid
  • 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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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