3198 Jennie Ln · Desert Hills, AZ 86404

$179,000

3 bd · 3.0 ba · 684 sqft · Manufactured public records · 41 Days on market

Built 1967 4,792 sqft lot $262/sqft · 45% above area Est $271k · 34% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable priced housing near the lake with three bedrooms and three bathrooms. Combination stick built addition with original single wide manufactured unit. Two bedrooms with adjoining bathrooms are located in the newer stick built addition. Original bedroom and full bathroom are in the single wide portion. A stick built roof covers the entire structure including the full length gated car port. Property is on a deeded lot so there are no space rent fees or HOA fees to pay. Natural gas hot water and stove. Parking across the full front of the property. Rear bedroom and bathroom are substantially completed, but unfinished. Concrete driveway entry and concrete through the carport. Washer and

Key facts

• Deeded lot
• Gated car port
• Stick built addition

Tags

• STICK BUILT ADDITION
• GATED CAR PORT
• DEEDED LOT
• NATURAL GAS HOT WATER
• CONCRETE DRIVEWAY
• REAR AND SIDE FENCING

Property features AI

Exterior

• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas available and connected
• Home design: Manufactured home; Residential property; Built by Marlette plus Owner
• Construction: Other construction materials; Rolled/Hot Mop roof
• Exterior features: Back yard fencing; Shed(s); Has a view

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 2 three-quarter bathrooms
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Window coverings; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.0% in Desert Hills — 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 67/100 on livability (#65 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, employment D.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 414 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $179k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $270,802
• List price: $179,000
• Delta: -33.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2160 Sapphire St	0.13mi	2/1.5 (-1)	672 (-2%)	10mo	$85,000	$126	72
3101 Lake Dr	0.39mi	2/2.0 (-1)	728 (+6%)	3mo	$209,000	$287	60
3069 Erwin Ln	0.22mi	2/2.0 (-1)	720 (+5%)	20mo	$209,000	$290	56
3037 Ted Ln	0.33mi	2/1.5 (-1)	784 (+15%)	4mo	$170,000	$217	46
3140 Michael Dr	0.49mi	2/2.0 (-1)	768 (+12%)	6mo	$148,000	$193	42
2111 E Bryden St	0.18mi	2/1.0 (-1)	784 (+15%)	18mo	$145,000	$185	39

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-20,351
• Equity at exit: $26,689

10-year hold

• IRR: -6.0%
• Equity multiple: 0.65×
• Total profit: $-17,508
• Equity at exit: $15,477

Cash invested: $50,120 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 414
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $201

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 84%

Sensitivity live

Price	-10% $325	-5% $263	+0% $201	+5% $139	+10% $78
Rent	-10% $57	-5% $129	+0% $201	+5% $273	+10% $345
Rate	-1.0pp $291	-0.5pp $247	base $201	+0.5pp $155	+1.0pp $108

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $179,000 Active 41 DOM
2. 2026-06-17
   days on market $179,000 Active 40 DOM
3. 2026-06-16
   days on market $179,000 Active 39 DOM
4. 2026-06-15
   days on market $179,000 Active 38 DOM
5. 2026-06-14
   days on market $179,000 Active 36 DOM
6. 2026-06-13
   days on market $179,000 Active 35 DOM
7. 2026-06-10
   days on market $179,000 Active 33 DOM
8. 2026-06-09
   days on market $179,000 Active 32 DOM
9. 2026-06-08
   days on market $179,000 Active 31 DOM
10. 2026-06-07
    days on market $179,000 Active 30 DOM
11. 2026-06-03
    days on market $179,000 Active 26 DOM
12. 2026-06-02
    days on market $179,000 Active 25 DOM
13. 2026-06-01
    days on market $179,000 Active 24 DOM
14. 2026-05-31
    days on market $179,000 Active 23 DOM
15. 2026-05-30
    days on market $179,000 Active 22 DOM
16. 2026-05-08
    listed $179,000 Active 729-char remark
17. 2007-03-09
    soldstatus $72,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 15 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: $21,847
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,207
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,526/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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Desert Hills

• Score: 67/100
• State rank: #65
• US rank: #11043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hills, AZ
• County: Mohave County · 181,906 people
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

+148.6% since first listed

2 events — show timeline

• 2026-05-08 Listed $179,000 LHAR
• 2007-03-09 Sold (Public Records) $72,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $325 · +3.1% YoY. Source: county tax records.