17707 E Hummingbird Ln · Spring Valley, AZ 86333

$289,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 37 Days on market

Built 1980 0.28 ac lot Est $286k · at est.

---

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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Rare opportunity to own a fully renovated single-family home in Spring Valley. Offering 1,152 square feet of updated living space, this move-in-ready property combines modern comfort with charm and functionality. From the moment you arrive, you'll love the great curb appeal, welcoming exterior, and attached 2-car garage.Inside, the home features bright, comfortable living spaces with tasteful modern finishes throughout. Situated on nearly 1/3 of an acre, the property provides plenty of room to relax, entertain, garden, or enjoy the outdoors. Finding a renovated single-family home in Spring Valley with this much charm, space, and move-in-ready appeal is hard to come by.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: Private water company; Septic (in and connected)
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Composition roof
• Exterior features: Above-ground spa; Gravel/stone front yard

Interior

• Kitchen: Non-laminate countertops; Refrigerator; Dishwasher
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (mini split); Cooling present (mini split, ceiling fan(s))
• Interior features: 3/4 bath in master bedroom; Dual-pane windows; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (32.5% below list).
• Recommended offer: $195k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#117 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Mayer Unified School District (4473) (rural): math 23% / reading 26% proficiency, ranked #165 of 249 in AZ (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mayer Elementary School (math 26% / reading 32%, grade F, #570 of 1,109 statewide, top 52%, 373 students, 93% FRL); Mayer High School (math 5% / reading 5%, grade F, #364 of 381 statewide, top 100%, 200 students, 66% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 244 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $185k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $289k implies a 596% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,194 (32.5% 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 37 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 0.68% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $285,696
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17829 E Jackrabbit Rd	0.13mi	3/1.0	1,056 (-8%)	2mo	$227,500	$215	79
17625 E Bob White Rd	0.18mi	3/2.0	1,186 (+3%)	15mo	$359,000	$303	70
17270 E Peach Tree Rd	0.44mi	2/1.0 (-1)	1,200 (+4%)	0mo	$309,000	$258	67
17933 E Bob White Rd	0.34mi	3/2.0	1,243 (+8%)	0mo	$339,000	$273	67
13819 S Bluebird Ln	0.24mi	2/2.0 (-1)	1,250 (+8%)	10mo	$296,500	$237	57
17920 E Trails End Rd	0.32mi	3/2.0	1,243 (+8%)	18mo	$354,000	$285	53
17429 E Bob White Rd	0.28mi	3/2.0	989 (-14%)	9mo	$168,000	$170	52
13638 S Sage Brush Dr	0.49mi	2/2.0 (-1)	1,297 (+13%)	2mo	$263,000	$203	45
17168 E Panorama Dr	0.71mi	3/2.0	1,288 (+12%)	8mo	$210,000	$163	36
17279 E Lakeview Dr	0.60mi	2/2.0 (-1)	988 (-14%)	16mo	$245,000	$248	26

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $147,733
• Equity at exit: $260,354

10-year hold

• IRR: 20.3%
• Equity multiple: 6.46×
• Total profit: $442,209
• Equity at exit: $561,463

Cash invested: $80,920 (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 86333

• Home prices YoY: 17.3%
• Active inventory: 244
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-149

Break-even live

Break-even rent $2,141

Max offer price $262,635

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-67	+0% $-149	+5% $-231	+10% $-313
Rent	-10% $-303	-5% $-226	+0% $-149	+5% $-72	+10% $5
Rate	-1.0pp $-4	-0.5pp $-76	base $-149	+0.5pp $-224	+1.0pp $-300

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   pricedays on marketlisting id $289,000 Active 37 DOM
2. 2026-06-18
   days on market $474,000 Active 33 DOM
3. 2026-06-17
   pricelisting id $474,000 Active 32 DOM
4. 2026-06-16
   days on market $299,000 Active 32 DOM
5. 2026-06-15
   days on market $299,000 Active 31 DOM
6. 2026-06-14
   pricedays on marketlisting id $299,000 Active 29 DOM
7. 2026-06-13
   days on market $474,000 Active 27 DOM
8. 2026-06-10
   days on market $474,000 Active 25 DOM
9. 2026-06-09
   days on market $474,000 Active 24 DOM
10. 2026-06-08
    days on market $474,000 Active 23 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    pricedays on marketlisting id $474,000 Active 22 DOM
13. 2026-06-03
    days on market $299,000 Active 19 DOM
14. 2026-06-02
    days on market $299,000 Active 18 DOM
15. 2026-06-01
    days on market $299,000 Active 17 DOM
16. 2026-05-31
    days on market $299,000 Active 16 DOM
17. 2026-05-30
    days on market $299,000 Active 15 DOM
18. 2026-05-15
    listed $299,000 Active 677-char remark

    Show marketing remark (863 chars)

    Amazing Spring Valley opportunity featuring two unique properties being sold together, including parcels 500-03-408-B and 500-03-408-C.The first property is a fully renovated 1,152 SF single-family home offering modern updates, great curb appeal, a 2-car garage, and nearly 1/3 of an acre. Move-in ready with bright, comfortable living spaces and tasteful finishes throughout, this home combines charm, functionality, and hard-to-find value in Spring Valley.The second property is a steel home originally designed by architect William Bruder as an energy-efficient geothermal home with solar capabilities. Originally over 2,000 SF, the structure is currently not inhabitable and requires substantial renovation, but offers incredible potential for restoration, storage, workshop space, or a one-of-a-kind man cave. A unique opportunity with endless possibilities.

19. 2026-05-15
    listed $299,000 Active

    Show marketing remark (863 chars)

    Amazing Spring Valley opportunity featuring two unique properties being sold together, including parcels 500-03-408-B and 500-03-408-C.The first property is a fully renovated 1,152 SF single-family home offering modern updates, great curb appeal, a 2-car garage, and nearly 1/3 of an acre. Move-in ready with bright, comfortable living spaces and tasteful finishes throughout, this home combines charm, functionality, and hard-to-find value in Spring Valley.The second property is a steel home originally designed by architect William Bruder as an energy-efficient geothermal home with solar capabilities. Originally over 2,000 SF, the structure is currently not inhabitable and requires substantial renovation, but offers incredible potential for restoration, storage, workshop space, or a one-of-a-kind man cave. A unique opportunity with endless possibilities.

20. 2026-05-15
    listed $474,000 Active 863-char remark

    Show marketing remark (863 chars)

    Amazing Spring Valley opportunity featuring two unique properties being sold together, including parcels 500-03-408-B and 500-03-408-C.The first property is a fully renovated 1,152 SF single-family home offering modern updates, great curb appeal, a 2-car garage, and nearly 1/3 of an acre. Move-in ready with bright, comfortable living spaces and tasteful finishes throughout, this home combines charm, functionality, and hard-to-find value in Spring Valley.The second property is a steel home originally designed by architect William Bruder as an energy-efficient geothermal home with solar capabilities. Originally over 2,000 SF, the structure is currently not inhabitable and requires substantial renovation, but offers incredible potential for restoration, storage, workshop space, or a one-of-a-kind man cave. A unique opportunity with endless possibilities.

21. 2026-05-15
    listed $474,000 Active

    Show marketing remark (863 chars)

    Amazing Spring Valley opportunity featuring two unique properties being sold together, including parcels 500-03-408-B and 500-03-408-C.The first property is a fully renovated 1,152 SF single-family home offering modern updates, great curb appeal, a 2-car garage, and nearly 1/3 of an acre. Move-in ready with bright, comfortable living spaces and tasteful finishes throughout, this home combines charm, functionality, and hard-to-find value in Spring Valley.The second property is a steel home originally designed by architect William Bruder as an energy-efficient geothermal home with solar capabilities. Originally over 2,000 SF, the structure is currently not inhabitable and requires substantial renovation, but offers incredible potential for restoration, storage, workshop space, or a one-of-a-kind man cave. A unique opportunity with endless possibilities.

22. 2019-10-30
    soldstatus $41,500
23. 2019-10-30
    soldstatus $70,000
24. 2007-10-01
    soldstatus $150,000
25. 1999-10-05
    soldstatus $75,000
26. 1994-06-02
    soldstatus $75,000

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: +$1,244/yr (+$104/mo · 187.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $23,423
• − Mortgage interest: −$16,188
• − Property taxes: −$664
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$8,407
• Taxable loss: −$7,029
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $-104/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: Mayer Unified School District (4473)
• NCES district ID: 0404820
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $35,108
• Composite: 20.22/100
• National rank: #8627
• State rank: #165 of 249 in AZ

Livability — Spring Valley

• Score: 63/100
• State rank: #117
• US rank: #15515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, AZ
• Population (ZIP): 6,425

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 (77%)
• Race & ethnicity: White 77% Two or more races 15% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Iranian 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% Russian/Polish/Slavic 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: ▲ 55.51%
• Current HPI: 376.0374
• 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

+532.0% since first listed

9 events — show timeline

• 2026-05-15 Listed $474,000 ARMLS
• 2026-05-15 Listed $474,000 PAARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $299,000 ARMLS
• 2026-05-15 Listed $299,000 PAARMLS as Distributed by MLS Grid
• 2019-10-30 Sold (Public Records) $70,000 Public Records
• 2019-10-30 Sold (Public Records) $41,500 Public Records
• 2007-10-01 Sold (Public Records) $150,000 Public Records
• 1999-10-05 Sold (Public Records) $75,000 Public Records
• 1994-06-02 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $664 · +6.6% YoY. Source: county tax records.