2960 Silver Creek Rd #122 · Bullhead City, AZ 86442

$82,500

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 199 Days on market

Built 1988 Est $150k · 45% under ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

HIGHLY MOTIVATED SELLER!! Discover this cozy and charming fully furnished home located in a highly desired 55+ community, offering comfort, convenience, and beautiful mountain views. This well-maintained residence features 2 bedrooms and 2 bathrooms, along with an in-home laundry area for added ease. Relax in the inviting living room, complete with a warm gas fireplace, or enjoy preparing meals in the functional kitchen designed for everyday practicality. The community offers exceptional amenities, including a refreshing pool and spa, a post office, and on-site laundry facilities. Residents also appreciate the vibrant social hall, which hosts regular events and gatherings. Land lease is $

Key facts

• In-home laundry
• Refreshing pool
• Spa

Tags

• MOUNTAIN VIEWS
• IN-HOME LAUNDRY
• GAS FIREPLACE
• REFRESHING POOL
• SPA
• ON-SITE LAUNDRY

Property features AI

Finance

• Other: Zoning: RP District Residential Park
• HOA & community: Community pool; Community clubhouse; Senior community; Land is leased

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Faces south
• Construction: Shingle roof
• Exterior features: Covered patio; Patio; Shed(s); Has view; Paved road; Private maintained road

Interior

• Kitchen: Dishwasher; Electric range/oven; Disposal; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate countertops; Vaulted ceilings; Window coverings; Furnished; Gas log fireplace
• Laundry & utility: Washer and dryer included; Electric dryer hookup inside; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.58%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $149,952
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Silver Creek Rd #133	0.03mi	2/2.0	1,152 (+9%)	12mo	$80,000	$69	73
2960 Silver Creek Rd #98	0.03mi	2/2.0	900 (-15%)	15mo	$60,000	$67	62
2798 Calle De Mercado	0.45mi	3/2.0 (+1)	1,152 (+9%)	5mo	$164,000	$142	54
2779 Paloma Senda	0.48mi	3/2.0 (+1)	1,152 (+9%)	12mo	$200,000	$174	47
2718 Paloma Senda	0.61mi	3/2.0 (+1)	1,152 (+9%)	17mo	$185,000	$161	38

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: 14.5%
• Equity multiple: 1.56×
• Total profit: $12,914
• Equity at exit: $12,301

10-year hold

• IRR: 20.9%
• Equity multiple: 2.52×
• Total profit: $35,172
• Equity at exit: $7,133

Cash invested: $23,100 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $473

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 59%

Sensitivity live

Price	-10% $530	-5% $502	+0% $473	+5% $445	+10% $416
Rent	-10% $369	-5% $421	+0% $473	+5% $525	+10% $577
Rate	-1.0pp $515	-0.5pp $494	base $473	+0.5pp $452	+1.0pp $430

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Colibri Ct Bullhead City, AZ	2.0	1.0	720	$950	$1.32	14d	1	0.39mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	14d	10	0.65mi
2665 Calle De Mercado Unit 10 Bullhead City, AZ	2.0	2.5	1198	$1,295	$1.08	14d	1	0.71mi
1717 El Cazador Bullhead City, AZ	3.0	2.0	1354	$1,600	$1.18	14d	1	0.96mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	14d	6	1.36mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	14d	13	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $82,500 Active 199 DOM
2. 2026-06-17
   days on market $82,500 Active 198 DOM
3. 2026-06-16
   days on market $82,500 Active 197 DOM
4. 2026-06-15
   days on market $82,500 Active 196 DOM
5. 2026-06-14
   days on market $82,500 Active 194 DOM
6. 2026-06-13
   days on market $82,500 Active 193 DOM
7. 2026-06-10
   days on market $82,500 Active 191 DOM
8. 2026-06-09
   days on market $82,500 Active 190 DOM
9. 2026-06-08
   days on market $82,500 Active 189 DOM
10. 2026-06-07
    days on market $82,500 Active 188 DOM
11. 2026-06-05
    pricedays on market $82,500 Active 185 DOM
12. 2026-06-02
    days on market $84,900 Active 183 DOM
13. 2026-06-01
    days on market $84,900 Active 182 DOM
14. 2026-05-31
    days on market $84,900 Active 181 DOM
15. 2026-05-30
    days on market $84,900 Active 180 DOM
16. 2026-04-15
    price $84,900
17. 2026-03-21
    price $88,500
18. 2025-12-01
    listed $95,000 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 11 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: $15,847
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,400
• Taxable income: $4,640
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,564/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

-10.6% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $84,900 WARDEX
• 2026-03-21 Price Changed $88,500 WARDEX
• 2025-12-01 Listed $95,000 WARDEX