2050 W State Route 89a -- #167 · Cottonwood, AZ 86326

$180,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 20 Days on market

Built 2001 Good condition Est $203k · 11% under

---

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 +28.5/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously maintained and fully updated 1,560 sq. ft. home in desirable Pine Shadows 55+ community! Surrounded by beautiful ponderosa pines, this bright open floor plan features skylights, fresh interior and exterior paint, new flooring, and updated lighting. Spacious kitchen offers a work island, breakfast bar, new sink, and new dishwasher. Living room opens to a covered, fenced front porch, while the dining area features a new slider to the covered back deck. Primary suite includes a large bath, walk-in closet, and extra storage. Updates include HVAC, water heater, dishwasher (2021). Landscaped with pavers, front patio, two carports, and heated/cooled shed. Community amenities include a

Key facts

• Work island
• New sink
• New dishwasher

Tags

• UPDATED LIGHT FIXTURES
• WORK ISLAND
• BREAKFAST BAR
• NEW SINK
• NEW DISHWASHER
• COVERED FENCED FRONT PORCH

Property features AI

Finance

• Financial info: Current financing: Non-assumable
• HOA & community: Land lease community (monthly land lease $825); Association covers trash and water; Community pool; Community pickleball and tennis courts; Community fitness center; Community media room

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Fee simple ownership; Mountain view; Asphalt road access
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Private pickleball court; Private street; Shed(s); Sprinklers in front with auto timer; Desert front landscaping; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Has heating
• Interior features: Pantry; 3/4 bath in primary bedroom; Skylights; Dual-pane windows; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,321/mo this rent would consume 49% of the median local household income ($57k/yr) (locally 894% 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $202,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W SR 89-a -- #96	0.26mi	3/2.0	1,568 (+0%)	1mo	$155,000	$99	86
1024 Rankin Ave	0.17mi	3/2.0	1,605 (+3%)	2mo	$199,900	$125	86
2050 W SR 89a -- #104	0.00mi	2/2.0 (-1)	1,456 (-7%)	1mo	$118,000	$81	83
1216 Hogan Dr	0.20mi	2/2.0 (-1)	1,600 (+3%)	1mo	$248,000	$155	81
992 Trevino Dr	0.13mi	3/2.0	1,431 (-8%)	3mo	$195,000	$136	78
880 W On The Greens Blvd	0.31mi	3/2.0	1,620 (+4%)	2mo	$249,900	$154	77
2050 W State Route 89-a -- #344	0.26mi	3/2.0	1,680 (+8%)	2mo	$200,000	$119	74
972 Trevino Dr	0.13mi	3/2.0	1,382 (-11%)	2mo	$179,900	$130	73
1065 Crenshaw Ave	0.49mi	3/2.0	1,440 (-8%)	2mo	$180,000	$125	63
2050 W State Route 89a -- #86	0.26mi	3/2.0	1,344 (-14%)	2mo	$35,000	$26	63
700 W On The Greens Blvd	0.51mi	2/2.0 (-1)	1,720 (+10%)	1mo	$277,500	$161	54
2050 W State Route 89a -- #152	0.48mi	2/2.0 (-1)	1,344 (-14%)	0mo	$205,000	$153	49

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,611
• Equity at exit: $26,839

10-year hold

• IRR: 7.2%
• Equity multiple: 1.47×
• Total profit: $23,606
• Equity at exit: $15,563

Cash invested: $50,400 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $589

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 70%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.23mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	0.98mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	21d	1	1.28mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	13d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	13d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $180,000 Active 20 DOM
2. 2026-06-17
   days on market $180,000 Active 19 DOM
3. 2026-06-16
   days on market $180,000 Active 18 DOM
4. 2026-06-15
   days on market $180,000 Active 17 DOM
5. 2026-06-14
   days on market $180,000 Active 15 DOM
6. 2026-06-13
   days on market $180,000 Active 14 DOM
7. 2026-06-10
   days on market $180,000 Active 12 DOM
8. 2026-06-09
   days on market $180,000 Active 11 DOM
9. 2026-06-08
   days on market $180,000 Active 10 DOM
10. 2026-06-07
    days on market $180,000 Active 9 DOM
11. 2026-06-05
    days on market $180,000 Active 6 DOM
12. 2026-06-03
    days on market $180,000 Active 5 DOM
13. 2026-06-02
    days on market $180,000 Active 4 DOM
14. 2026-06-01
    days on market $180,000 Active 3 DOM
15. 2026-05-31
    days on market $180,000 Active 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $180,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $27,850
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$5,236
• Taxable income: $4,475
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $6,000/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 80/100 Cosmetic rehab

This meticulously maintained and fully updated home in the desirable Pine Shadows 55+ community is move-in ready with new flooring, appliances, and landscaping.

Value-add opportunities

• Both Landscaping and front patio — Enhances curb appeal and outdoor living space.
• Resale New kitchen appliances — Improves functionality and aesthetic appeal.
• Resale Painting — Fresh paint enhances curb appeal and interior aesthetics.
• Rental Landscaping and front patio — Attracts tenants with a well-maintained and inviting exterior.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and front patio — Enhances curb appeal and outdoor living space. ↑
• Resale New kitchen appliances — Improves functionality and aesthetic appeal. ↑
• Resale Painting — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Rental Landscaping and front patio — Attracts tenants with a well-maintained and inviting exterior. ↑

ⓘ 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: 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

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 · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (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

Price history

1 event — show timeline

• 2026-05-29 Listed $180,000 ARMLS