17690 E Bob White Rd · Spring Valley, AZ 86333

$310,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 113 Days on market

Built 1991 10,454 sqft lot Est $264k · 17% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• 1% rule +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

Key facts

• 0.24 acre lot
• Built 1991
• Listed 113 days

Property features AI

Finance

• Other: Lot is level; Lot size approx. 0.24 acre (per county records); Road maintained by county; Zoning: R1L-10; Subdivision: Spring Valley; Directions: Hwy 69 to Spring Valley exit, left on E Bob White to home
• HOA & community: Not a senior community

Exterior

• Parking: Asphalt parking; RV parking/garage available (see remarks)
• Security: Smoke detectors
• Utilities: Private water source; Propane water heater (40 gal); Propane available (rented); Electricity available with 220 volts; Septic (WWT - septic conversion)
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof; Slab foundation; Double-pane windows; One building
• Exterior features: Covered patio/porch; Level entry; Native landscaping/species; Shed(s); Storm gutters; Back yard fencing

Interior

• Kitchen: Dishwasher; Gas range; Oven; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom (total 2 bathrooms)
• Heating & cooling: Heat pump; Gas stove heating; Propane heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate counters; High ceilings; Live on one level; Master bedroom on main level; Walk-in closet(s); Pantry; In-law suite; Workshop; Potential additional bedroom; Gas fireplace; Wash/dry connection
• Laundry & utility: Washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (37.9% below list).
• Recommended offer: $192k (37.9% 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+, schools D, amenities 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.
• Market conditions: 242 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $192,374 (37.9% 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 113 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.62% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $263,872
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17829 E Jackrabbit Rd	0.19mi	3/1.0	1,056 (-1%)	2mo	$227,500	$215	84
17429 E Bob White Rd	0.30mi	3/2.0	989 (-7%)	9mo	$168,000	$170	67
17625 E Bob White Rd	0.08mi	3/2.0	1,186 (+12%)	15mo	$359,000	$303	65
17540 E Bob White Rd	0.14mi	3/2.0	940 (-12%)	12mo	$225,000	$239	64
17270 E Peach Tree Rd	0.40mi	2/1.0 (-1)	1,200 (+13%)	0mo	$309,000	$258	51
17279 E Lakeview Dr	0.52mi	2/2.0 (-1)	988 (-7%)	16mo	$245,000	$248	46

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $149,481
• Equity at exit: $279,273

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $454,948
• Equity at exit: $602,262

Cash invested: $86,800 (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: 242
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-301

Break-even live

Break-even rent $2,305

Max offer price $256,788

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $310,000 Active 113 DOM
2. 2026-06-17
   days on market $310,000 Active 112 DOM
3. 2026-06-16
   days on market $310,000 Active 111 DOM
4. 2026-06-15
   days on market $310,000 Active 110 DOM
5. 2026-06-14
   days on market $310,000 Active 108 DOM
6. 2026-06-13
   days on market $310,000 Active 107 DOM
7. 2026-06-10
   days on market $310,000 Active 105 DOM
8. 2026-06-09
   days on market $310,000 Active 104 DOM
9. 2026-06-08
   days on market $310,000 Active 103 DOM
10. 2026-06-07
    days on market $310,000 Active 102 DOM
11. 2026-06-03
    days on market $310,000 Active 98 DOM
12. 2026-06-02
    days on market $310,000 Active 97 DOM
13. 2026-06-01
    days on market $310,000 Active 96 DOM
14. 2026-05-31
    days on market $310,000 Active 95 DOM
15. 2026-05-30
    days on market $310,000 Active 94 DOM
16. 2026-04-17
    price $310,000
17. 2026-02-25
    status Active
18. 2026-02-20
    historical
19. 2026-02-20
    listed $325,000 Active
20. 2026-01-21
    historical $325,000
21. 2024-05-14
    soldstatus $323,000 Closed 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

22. 2024-05-13
    soldstatus $323,000
23. 2024-05-12
    status Pending 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

24. 2024-04-29
    historical Active Under Contract 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

25. 2024-04-29
    status Active 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

26. 2024-03-23
    status Pending 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

27. 2024-03-10
    price $313,000 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

28. 2024-03-01
    listed $323,000 Active 762-char remark

    Show marketing remark (762 chars)

    This is a special home for the price.Enjoy sunrises and sunsets from the front porch of your south facing home. The landscaped and fenced backyard is secluded and a gardeners delight with raised beds, fruit trees, and plenty of space. There are 2 sheds for storage, one is built in, and the other freestanding. Within the last 6 years the home has been remodeled which includes, new roof, a/c, siding, flooring, counter tops, windows, and appliances. The bonus room is about 14x20, and has a separate entrance, which could serve as the perfect suite for mom, an office, or craft room. The driveway can easily handle an RV and multiple vehicles. Potential to build a garage, and/or add RV hookups.The owner/resident of the home is a licensed real estate agent.

29. 2021-03-12
    soldstatus $230,000
30. 2020-12-31
    soldstatus $227,000 353-char remark

    Show marketing remark (353 chars)

    Very cute 2 bedroom 2 bathroom, with bonus room, possible 3rd bedroom. Great Views, Fully landscaped. In last 3 years home has been fully remodeled, including, New roof, new windows, new siding, new HVAC, New Kitchen cabinets, counter tops, appliances, new flooring throughout. Home is move in ready. Complete with amazing sunsets from your front porch.

31. 2020-12-31
    soldstatus $227,000

    Show marketing remark (353 chars)

    Very cute 2 bedroom 2 bathroom, with bonus room, possible 3rd bedroom. Great Views, Fully landscaped. In last 3 years home has been fully remodeled, including, New roof, new windows, new siding, new HVAC, New Kitchen cabinets, counter tops, appliances, new flooring throughout. Home is move in ready. Complete with amazing sunsets from your front porch.

32. 2017-10-17
    soldstatus $95,000
33. 2017-10-17
    soldstatus $95,000
34. 1996-08-09
    soldstatus $72,500
35. 1995-07-28
    soldstatus $60,000
36. 1990-11-13
    soldstatus $55,000

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $2,046 · $170/mo
• Expected delta: +$1,252/yr (+$104/mo · 157.8%)

ⓘ 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: $23,085
• − Mortgage interest: −$17,365
• − Property taxes: −$794
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$9,018
• Taxable loss: −$9,335
• Est. tax savings @ 24.0%: +$2,240
• After-tax cash flow: $-1,374/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

+463.6% since first listed

21 events — show timeline

• 2026-04-17 Price Changed $310,000 PAARMLS as Distributed by MLS Grid
• 2026-02-25 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-02-20 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-02-20 Listed $325,000 PAARMLS as Distributed by MLS Grid
• 2026-01-21 Coming Soon $325,000 PAARMLS as Distributed by MLS Grid
• 2024-05-14 Sold (MLS) $323,000 PAARMLS as Distributed by MLS Grid
• 2024-05-13 Sold (Public Records) $323,000 Public Records
• 2024-05-12 Pending — PAARMLS as Distributed by MLS Grid
• 2024-04-29 Contingent — PAARMLS as Distributed by MLS Grid
• 2024-04-29 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-03-23 Pending — PAARMLS as Distributed by MLS Grid
• 2024-03-10 Price Changed $313,000 PAARMLS as Distributed by MLS Grid
• 2024-03-01 Listed $323,000 PAARMLS as Distributed by MLS Grid
• 2021-03-12 Sold (Public Records) $230,000 Public Records
• 2020-12-31 Sold (Public Records) $227,000 Public Records
• 2020-12-31 Sold (MLS) $227,000 PAARMLS as Distributed by MLS Grid
• 2017-10-17 Sold (Public Records) $95,000 Public Records
• 2017-10-17 Sold (MLS) $95,000 PAARMLS as Distributed by MLS Grid
• 1996-08-09 Sold (Public Records) $72,500 Public Records
• 1995-07-28 Sold (Public Records) $60,000 Public Records
• 1990-11-13 Sold (Public Records) $55,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $794 · +6.6% YoY. Source: county tax records.