5390 Maricopa Dr · Golden Shores, AZ 86436

$229,999

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 71 Days on market

Built 1995 0.30 ac lot Est $348k · 34% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0

Listing remarks

Come check out this truly immaculate, custom built, three bedroom home. Sitting on nearly a 3rd acre, you have room to make all your garage dreams come true. Beautiful details throughout that include all new flooring, windows, custom lighting and fresh paint. Check out the kitchen and bathroom backsplash with such attention to detail. All new appliances in the large country kitchen. There's even an additional bonus/rec room. The extra large bathroom has a dual vanity, custom mirror and lighting. This home, in a truly beautiful neighborhood, sits on an amazingly large lot for all your toys and entertaining needs. All the important things have been done so you can just enjoy adding your perso

Key facts

• Fresh paint
• New flooring
• Custom lighting

Tags

• CUSTOM BUILT
• NEW FLOORING
• NEW WINDOWS
• CUSTOM LIGHTING
• FRESH PAINT
• KITCHEN BACKSPLASH

Property features AI

Exterior

• Parking: Carport with 1 carport space; RV access/parking
• Utilities: Public water; Septic tank sewer; 220 volt electric service
• Home design: Single-family residence; Residential property; R1 single-family residential zoning
• Construction: Frame construction; Shingle roof
• Exterior features: Front and back yard fencing (chain link); Paved road access; Lot approximately 0.3 acres; Lot dimensions about 160 x 80; No pool

Interior

• Kitchen: Electric oven and electric range; Microwave; Dishwasher; Solid surface countertops
• Flooring: Carpet; Laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open kitchen with solid surface counters and casual dining area; View from the property
• Laundry & utility: Inside laundry; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (39.6% below list).
• Recommended offer: $139k (39.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.7% in Golden Shores — 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 61/100 on livability (#155 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, amenities F, commute F.
• Topock Elementary District (4376) (rural): math 45% / reading 35% proficiency, ranked #209 of 501 in AZ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Topock Elementary School (math 44% / reading 44%, grade F, #339 of 1,109 statewide, top 32%, 107 students, 57% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 112 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,020 (39.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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 F-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: 0.60% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $347,706
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12858 S Apache Pkwy	0.19mi	2/2.0 (-1)	1,152 (-7%)	4mo	$325,000	$282	68
12694 S Concho Dr	0.46mi	3/2.0	1,345 (+9%)	8mo	$235,000	$175	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $107,616
• Equity at exit: $207,201

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $330,479
• Equity at exit: $446,837

Cash invested: $64,400 (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 86436

• Home prices YoY: 3.6%
• Active inventory: 112
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-275

Break-even live

Break-even rent $1,739

Max offer price $181,361

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-210	+0% $-275	+5% $-340	+10% $-406
Rent	-10% $-385	-5% $-330	+0% $-275	+5% $-220	+10% $-166
Rate	-1.0pp $-160	-0.5pp $-217	base $-275	+0.5pp $-335	+1.0pp $-396

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-16
   status Pending
2. 2026-03-04
   listed $229,999 Active
3. 2025-11-26
   listed $259,900 Active
4. 2025-09-18
   price $256,000
5. 2025-08-27
   price $264,900
6. 2025-05-30
   price $269,000
7. 2025-05-23
   status Active
8. 2025-04-23
   listed $279,000 Active
9. 2022-04-28
   listed $189,999

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $859 · $72/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$659/yr (+$55/mo · 76.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°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: $16,682
• − Mortgage interest: −$12,884
• − Property taxes: −$859
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$6,691
• Taxable loss: −$7,571
• Est. tax savings @ 24.0%: +$1,817
• After-tax cash flow: $-1,487/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: Topock Elementary District (4376)
• NCES district ID: 0408640
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $37,388
• Composite: 35.73/100
• National rank: #9658
• State rank: #209 of 501 in AZ

Livability — Golden Shores

• Score: 61/100
• State rank: #155
• US rank: #17886

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Shores, AZ
• Population (ZIP): 1,319

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Cuban 5%
• Common ancestry: Lithuanian 3% Serbian 3% German 1%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.31%
• Current HPI: 386.168
• Rent YoY: —
• Metro: —
• 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

+21.1% since first listed

9 events — show timeline

• 2026-05-16 Pending — WARDEX
• 2026-03-04 Listed $229,999 WARDEX
• 2025-11-26 Listed $259,900 WARDEX
• 2025-09-18 Price Changed $256,000 WARDEX
• 2025-08-27 Price Changed $264,900 WARDEX
• 2025-05-30 Price Changed $269,000 WARDEX
• 2025-05-23 Relisted — WARDEX
• 2025-04-23 Listed $279,000 WARDEX
• 2022-04-28 Listed $189,999 WARDEX

Property tax history

+3.1%/yr

Latest (2025): $859 · +15.9% YoY. Source: county tax records.