960 Peace Ln #44 · Prescott, AZ 86305

$59,500

3 bd · 1.5 ba · 768 sqft · SingleFamily · 281 Days on market

Built 1970 Good condition $77/sqft · 79% below area ↓ 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom (or 2 Bedroom with extra Laundry Craft Room) affordable home in Prescott. Located in Iron Springs Manor, rent space fee is $655 month plus utilities. No age Restrictions. Small Pet ok under 15 lbs. Convenient to medical, shopping and just minutes to downtown Prescott. Must get Park Approved $35 application fee per person. Don't delay as this home is move in Ready. Owner may Carry with 50K down, terms, $500 month for 48 months. Cal for further details.Lot space rent is $655 Month. No age restrictions, but must be approved through Park Mgt.

Key facts

• Built 1970
• Listed 281 days

🏷️ Possibly a rental listed for sale. The $59,500 price doesn't fit this home's estimated sale value (~$287,811) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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 rising (+1.0%/yr); 708 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k 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 + 1.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.90% ✓
• Cap rate: 25.50%
• Cash-on-cash: 68.58%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (median comp): $287,811
• List price: $59,500
• Delta: -79.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Audrey Ln	0.68mi	2/1.0 (-1)	768 (0%)	10mo	$235,000	$306	53
937 Audrey Ln	0.70mi	2/1.0 (-1)	768 (0%)	9mo	$327,500	$426	53
403 Sun St	0.74mi	2/1.0 (-1)	792 (+3%)	3mo	$310,000	$391	50
1305 W Adams Avenue 6	0.52mi	2/1.0 (-1)	720 (-6%)	10mo	$40,000	$56	50
615 West St #15	0.55mi	2/1.0 (-1)	670 (-13%)	6mo	$88,000	$131	41
905 Dameron Dr	0.67mi	2/1.0 (-1)	721 (-6%)	19mo	$267,500	$371	36
1305 W Adams Ave #80	0.54mi	2/2.0 (-1)	873 (+14%)	14mo	$139,000	$159	34
810 Danita St	0.55mi	2/1.0 (-1)	883 (+15%)	22mo	$325,000	$368	24

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.24×
• Total profit: $20,734
• Equity at exit: $8,872

10-year hold

• IRR: 36.5%
• Equity multiple: 3.94×
• Total profit: $48,971
• Equity at exit: $5,144

Cash invested: $16,660 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 708
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $526

Break-even live

Break-even rent $1,060

Max offer price $59,500

Occupancy floor 65%

Sensitivity live

Price	-10% $567	-5% $546	+0% $526	+5% $505	+10% $484
Rent	-10% $389	-5% $457	+0% $526	+5% $594	+10% $662
Rate	-1.0pp $556	-0.5pp $541	base $526	+0.5pp $510	+1.0pp $494

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	46d	1	0.28mi
720 N Walnut St Unit 15 Prescott, AZ	2.0	2.0	1082	$2,150	$1.99	46d	1	0.52mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	16d	1	0.79mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	23d	1	0.87mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	46d	1	0.94mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	46d	1	0.94mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	46d	1	0.94mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	46d	1	0.94mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	46d	1	0.94mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	46d	1	0.98mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	16d	4	0.99mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	46d	1	1.02mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	23d	1	1.04mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	23d	2	1.08mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	16d	1	1.10mi
131 Whipple Extention Unit B Prescott, AZ	2.0	1.0	865	$1,400	$1.62	46d	1	1.10mi
131 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,500	$1.73	16d	1	1.10mi
141 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,400	$1.62	46d	1	1.11mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	23d	1	1.23mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,750	$1.80	16d	5	1.37mi
350 Rim Rock Cir #2 Prescott, AZ	2.0	2.0	1014	$1,750	$1.73	46d	1	1.43mi
336 Country Club Cir Unit C-1 Prescott, AZ	2.0	2.0	929	$1,575	$1.70	23d	1	1.48mi

Listing history 22 events

1. 2026-06-23
   days on market $59,500 Active Under Contract 281 DOM
2. 2026-06-21
   statusdays on market $59,500 Active Under Contract 280 DOM
3. 2026-06-18
   days on market $59,500 Active 277 DOM
4. 2026-06-17
   days on market $59,500 Active 276 DOM
5. 2026-06-16
   days on market $59,500 Active 275 DOM
6. 2026-06-15
   days on market $59,500 Active 274 DOM
7. 2026-06-14
   days on market $59,500 Active 272 DOM
8. 2026-06-13
   days on market $59,500 Active 271 DOM
9. 2026-06-10
   days on market $59,500 Active 269 DOM
10. 2026-06-09
    days on market $59,500 Active 268 DOM
11. 2026-06-08
    days on market $59,500 Active 267 DOM
12. 2026-06-07
    days on market $59,500 Active 266 DOM
13. 2026-06-05
    days on market $59,500 Active 263 DOM
14. 2026-06-02
    days on market $59,500 Active 261 DOM
15. 2026-06-01
    days on market $59,500 Active 260 DOM
16. 2026-05-31
    days on market $59,500 Active 259 DOM
17. 2026-05-30
    days on market $59,500 Active 258 DOM
18. 2026-05-20
    price $59,500 564-char remark

    Show marketing remark (564 chars)

    Adorable 3 bedroom (or 2 Bedroom with extra Laundry Craft Room) affordable home in Prescott. Located in Iron Springs Manor, rent space fee is $655 month plus utilities. No age Restrictions. Small Pet ok under 15 lbs. Convenient to medical, shopping and just minutes to downtown Prescott. Must get Park Approved $35 application fee per person. Don't delay as this home is move in Ready. Owner may Carry with 50K down, terms, $500 month for 48 months. Cal for further details.Lot space rent is $655 Month. No age restrictions, but must be approved through Park Mgt.

19. 2026-03-19
    price $64,500 564-char remark

    Show marketing remark (564 chars)

    Adorable 3 bedroom (or 2 Bedroom with extra Laundry Craft Room) affordable home in Prescott. Located in Iron Springs Manor, rent space fee is $655 month plus utilities. No age Restrictions. Small Pet ok under 15 lbs. Convenient to medical, shopping and just minutes to downtown Prescott. Must get Park Approved $35 application fee per person. Don't delay as this home is move in Ready. Owner may Carry with 50K down, terms, $500 month for 48 months. Cal for further details.Lot space rent is $655 Month. No age restrictions, but must be approved through Park Mgt.

20. 2026-03-18
    status Active 564-char remark

    Show marketing remark (564 chars)

    Adorable 3 bedroom (or 2 Bedroom with extra Laundry Craft Room) affordable home in Prescott. Located in Iron Springs Manor, rent space fee is $655 month plus utilities. No age Restrictions. Small Pet ok under 15 lbs. Convenient to medical, shopping and just minutes to downtown Prescott. Must get Park Approved $35 application fee per person. Don't delay as this home is move in Ready. Owner may Carry with 50K down, terms, $500 month for 48 months. Cal for further details.Lot space rent is $655 Month. No age restrictions, but must be approved through Park Mgt.

21. 2026-01-31
    historical 564-char remark

    Show marketing remark (564 chars)

    Adorable 3 bedroom (or 2 Bedroom with extra Laundry Craft Room) affordable home in Prescott. Located in Iron Springs Manor, rent space fee is $655 month plus utilities. No age Restrictions. Small Pet ok under 15 lbs. Convenient to medical, shopping and just minutes to downtown Prescott. Must get Park Approved $35 application fee per person. Don't delay as this home is move in Ready. Owner may Carry with 50K down, terms, $500 month for 48 months. Cal for further details.Lot space rent is $655 Month. No age restrictions, but must be approved through Park Mgt.

22. 2025-07-30
    listed $76,500 Active 564-char remark

    Show marketing remark (564 chars)

    Adorable 3 bedroom (or 2 Bedroom with extra Laundry Craft Room) affordable home in Prescott. Located in Iron Springs Manor, rent space fee is $655 month plus utilities. No age Restrictions. Small Pet ok under 15 lbs. Convenient to medical, shopping and just minutes to downtown Prescott. Must get Park Approved $35 application fee per person. Don't delay as this home is move in Ready. Owner may Carry with 50K down, terms, $500 month for 48 months. Cal for further details.Lot space rent is $655 Month. No age restrictions, but must be approved through Park Mgt.

ⓘ 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 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $20,709
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$5,416
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$1,731
• Taxable income: $6,023
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $4,862/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 None rehab

This home is move-in ready with a fresh interior and exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add a small front porch — Improves curb appeal and adds functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add a small front porch — Improves curb appeal and adds functionality. ↑

ⓘ 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: 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

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 · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

-22.2% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $59,500 PAARMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $64,500 PAARMLS as Distributed by MLS Grid
• 2026-03-18 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-07-30 Listed $76,500 PAARMLS as Distributed by MLS Grid