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

$79,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 296 Days on market

Manufactured home 55+ age-restricted Built 1988 Fair condition $76/sqft · 43% below area Est $140k · 43% under ↓ 11% since listing

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Manufactured-home adj. -4.8

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.

Key facts

• In-home laundry
• Refreshing pool
• Spa

Tags

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.6% 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, crime D-.
• 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.
• Zoned schools: Sunrise Elementary (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 434 students, 77% FRL); Fox Creek Jr High School (math 12% / reading 17%, grade F, #160 of 218 statewide, top 75%, 516 students, 65% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 1080 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($70k) 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,500
• List price: $79,900
• Delta: -42.72%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

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%)	15mo	$80,000	$69	71
2960 Silver Creek Rd #98	0.03mi	2/2.0	900 (-15%)	18mo	$60,000	$67	59
2798 Calle De Mercado	0.45mi	3/2.0 (+1)	1,152 (+9%)	8mo	$164,000	$142	52
2779 Paloma Senda	0.48mi	3/2.0 (+1)	1,152 (+9%)	15mo	$200,000	$174	44
2718 Paloma Senda	0.61mi	3/2.0 (+1)	1,152 (+9%)	20mo	$185,000	$161	35

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-3,577
• Equity at exit: $11,913

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $1,894
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $78,995 ($87/sqft)
• Median days on market: 70 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +51.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 1080
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $940 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $190

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 75%

Sensitivity live

Price	-10% $245	-5% $218	+0% $190	+5% $163	+10% $135
Rent	-10% $116	-5% $153	+0% $190	+5% $227	+10% $264
Rate	-1.0pp $230	-0.5pp $210	base $190	+0.5pp $169	+1.0pp $148

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Paloma Senda Unit D Bullhead City, AZ	3.0	2.0	900	$1,100	$1.22	0d	1	0.38mi
2801 Colibri Courte Unit 3 Bullhead City, AZ	2.0	1.0	720	$950	$1.32	0d	1	0.39mi
2801 Colibri Ct Bullhead City, AZ	2.0	1.0	720	$950	$1.32	109d	1	0.39mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,485	$1.92	0d	10	0.65mi
2665 Calle De Mercado Unit 10 Bullhead City, AZ	2.0	2.5	1198	$1,095	$0.91	0d	1	0.71mi
1717 El Cazador Bullhead City, AZ	3.0	2.0	1354	$1,600	$1.18	109d	1	0.96mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	0d	6	1.36mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1138	$1,139	$1.00	0d	12	1.37mi

Property features AI

Finance

• Other: Zoning: RP District Residential Park
• HOA & community: Community poolCommunity clubhouseSenior communityLand is leased

Exterior

• Utilities: Public waterPublic sewerElectricity availableNatural gas available
• Home design: Manufactured home (double wide)Faces south
• Construction: Shingle roof
• Exterior features: Covered patioPatioShed(s)Has viewPaved roadPrivate maintained road

Interior

• Kitchen: DishwasherElectric range/ovenDisposalRefrigerator
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathroomsAccessible full bath
• Heating & cooling: Central heating (natural gas)Central air conditioning (electric)Ceiling fans
• Interior features: Breakfast barCeiling fansLaminate countertopsVaulted ceilingsWindow coveringsFurnishedGas log fireplace
• Laundry & utility: Washer and dryer includedElectric dryer hookup insideWater heater

Listing history 50 events

1. 2026-09-24
   days on market $79,900 Active 296 DOM
2. 2026-09-22
   days on market $79,900 Active 295 DOM
3. 2026-09-21
   days on market $79,900 Active 294 DOM
4. 2026-09-20
   days on market $79,900 Active 293 DOM
5. 2026-09-18
   days on market $79,900 Active 291 DOM
6. 2026-09-17
   days on market $79,900 Active 290 DOM
7. 2026-09-16
   days on market $79,900 Active 289 DOM
8. 2026-09-15
   days on market $79,900 Active 288 DOM
9. 2026-09-14
   days on market $79,900 Active 287 DOM
10. 2026-09-13
    days on market $79,900 Active 286 DOM
11. 2026-09-12
    days on market $79,900 Active 285 DOM
12. 2026-09-11
    days on market $79,900 Active 284 DOM
13. 2026-09-05
    days on market $79,900 Active 278 DOM
14. 2026-09-04
    days on market $79,900 Active 277 DOM
15. 2026-09-03
    days on market $79,900 Active 276 DOM
16. 2026-08-31
    days on market $79,900 Active 273 DOM
17. 2026-08-30
    days on market $79,900 Active 272 DOM
18. 2026-08-29
    days on market $79,900 Active 271 DOM
19. 2026-08-28
    days on market $79,900 Active 270 DOM
20. 2026-08-27
    days on market $79,900 Active 269 DOM
21. 2026-08-26
    days on market $79,900 Active 268 DOM
22. 2026-08-25
    days on market $79,900 Active 267 DOM
23. 2026-08-24
    days on market $79,900 Active 266 DOM
24. 2026-08-23
    days on market $79,900 Active 265 DOM
25. 2026-08-22
    days on market $79,900 Active 264 DOM
26. 2026-08-21
    pricedays on market $79,900 Active 263 DOM
27. 2026-08-20
    days on market $82,500 Active 262 DOM
28. 2026-08-19
    days on market $82,500 Active 261 DOM
29. 2026-08-18
    days on market $82,500 Active 260 DOM
30. 2026-08-17
    days on market $82,500 Active 259 DOM
31. 2026-08-16
    days on market $82,500 Active 258 DOM
32. 2026-08-15
    days on market $82,500 Active 257 DOM
33. 2026-08-15
    days on market $82,500 Active 256 DOM
34. 2026-08-13
    days on market $82,500 Active 255 DOM
35. 2026-08-12
    days on market $82,500 Active 254 DOM
36. 2026-08-11
    days on market $82,500 Active 253 DOM
37. 2026-08-10
    days on market $82,500 Active 252 DOM
38. 2026-08-09
    days on market $82,500 Active 251 DOM
39. 2026-08-08
    days on market $82,500 Active 250 DOM
40. 2026-08-07
    days on market $82,500 Active 249 DOM
41. 2026-08-06
    days on market $82,500 Active 248 DOM
42. 2026-08-05
    days on market $82,500 Active 247 DOM
43. 2026-08-04
    days on market $82,500 Active 246 DOM
44. 2026-08-03
    days on market $82,500 Active 245 DOM
45. 2026-07-31
    days on market $82,500 Active 242 DOM
46. 2026-07-30
    days on market $82,500 Active 241 DOM
47. 2026-07-29
    days on market $82,500 Active 240 DOM
48. 2026-07-27
    days on market $82,500 Active 238 DOM
49. 2026-07-25
    days on market $82,500 Active 236 DOM
50. 2026-07-24
    days on market $82,500 Active 235 DOM

ⓘ 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: $11,276
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,324
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,024/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This manufactured home is in fair condition with cosmetic updates needed to enhance its appearance and value.

Repairs flagged

• Minor Exterior siding — Slight discoloration and minor damage
• Minor Carpeting — Worn appearance

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal ↑
• Rental Replace carpeting — New carpeting can make the home more appealing to renters ↑

ⓘ 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 16/100

Zoned Schools

Elementary Sunrise Elementary F AZ #814/1,109 Nat'l #35,191/41,679 Middle Fox Creek Jr High School F AZ #160/218 Nat'l #12,767/14,009 High Mohave High School F AZ #245/381 Nat'l #14,801/17,239

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

C Composite livability gradescore 64/100

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 · 209,184 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: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoning: RP District Residential Park
• HOA & community: Community poolCommunity clubhouseSenior communityLand is leased

Exterior

• Utilities: Public waterPublic sewerElectricity availableNatural gas available
• Home design: Manufactured home (double wide)Faces south
• Construction: Shingle roof
• Exterior features: Covered patioPatioShed(s)Has viewPaved roadPrivate maintained road

Interior

• Kitchen: DishwasherElectric range/ovenDisposalRefrigerator
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathroomsAccessible full bath
• Heating & cooling: Central heating (natural gas)Central air conditioning (electric)Ceiling fans
• Interior features: Breakfast barCeiling fansLaminate countertopsVaulted ceilingsWindow coveringsFurnishedGas log fireplace
• Laundry & utility: Washer and dryer includedElectric dryer hookup insideWater heater

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