1855 W Wickenburg Way #136 · Wickenburg, AZ 85390

$75,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 63 Days on market

Built 1971 Good condition 3,074 sqft lot $50/sqft · 63% below area

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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 +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Updated Home on Double Lot with Panoramic Views! Welcome to this well-maintained 3-bedroom, 2-bath home located in desirable Country Club Acres, situated on two spacious lots offering extra room, privacy, and endless possibilities. This home has been thoughtfully updated with fresh interior paint, a brand-new roof (2024), and new appliances, making it move-in ready. Inside, you'll find vaulted ceilings that create an open, airy feel throughout the living space. Step outside and enjoy breathtaking panoramic views, perfect for relaxing or entertaining. The property also features a carport for convenient covered parking and a storage shed for all your tools and extras. There is plenty of space to expand, garden, or simply enjoy the peaceful surroundings.

Key facts

• Updated
• Double lot
• Panoramic views

Tags

• DOUBLE LOT
• PANORAMIC VIEWS
• UPDATED
• NEW ROOF
• NEW APPLIANCES
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.85% ✓
• Cap rate: 25.02%
• Cash-on-cash: 66.89%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (median comp): $201,301
• List price: $75,000
• Delta: -62.74%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 W Smoketree Rd	0.30mi	2/2.0 (-1)	1,568 (+4%)	4mo	$210,000	$134	71
2050 W Smoketree Dr	0.34mi	2/2.0 (-1)	1,345 (-11%)	23mo	$235,000	$175	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 3.97×
• Total profit: $62,433
• Equity at exit: $11,183

10-year hold

• IRR: 70.5%
• Equity multiple: 8.17×
• Total profit: $150,496
• Equity at exit: $6,485

Cash invested: $21,000 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $1,171

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 40%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2110 W Terrace Dr Wickenburg, AZ	3.0	2.0	1358	$1,600	$1.18	24d	1	0.43mi
2159 W Terrace Dr Wickenburg, AZ	3.0	2.0	1304	$2,100	$1.61	43d	1	0.49mi
1240 Ocotillo Dr Wickenburg, AZ	3.0	2.0	1720	$4,500	$2.62	22d	1	0.96mi
1240 Ocotillo Dr Wickenburg, AZ	3.0	2.0	1720	$4,500	$2.62	10d	1	0.96mi
1845 Yance Dr Wickenburg, AZ	4.0	2.0	1741	$1,995	$1.15	43d	1	1.15mi
1830 Yance Dr Wickenburg, AZ	4.0	2.0	1741	$1,835	$1.05	12d	1	1.18mi
1850 Yance Dr Wickenburg, AZ	4.0	2.0	1815	$1,830	$1.01	5d	1	1.18mi
1820 Yance Dr Wickenburg, AZ	4.0	2.0	1815	$1,830	$1.01	22d	1	1.18mi
1800 Yance Dr Wickenburg, AZ	4.0	2.0	1741	$1,825	$1.05	12d	1	1.19mi
1790 Yance Dr Wickenburg, AZ	4.0	2.0	1815	$1,815	$1.00	22d	1	1.19mi
1780 Yance Dr Wickenburg, AZ	3.0	2.0	1619	$1,725	$1.07	12d	1	1.20mi
895 Jubal Ln Wickenburg, AZ	4.0	2.0	1815	$3,500	$1.93	43d	1	1.28mi
900 W Hermosa Dr Wickenburg, AZ	3.0	2.0	1737	$3,000	$1.73	43d	1	1.29mi
640 Atchison Cir Wickenburg, AZ	3.0	2.0	1611	$3,500	$2.17	43d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 63 DOM
2. 2026-06-17
   days on market $75,000 Active 62 DOM
3. 2026-06-16
   days on market $75,000 Active 61 DOM
4. 2026-06-15
   days on market $75,000 Active 60 DOM
5. 2026-06-13
   days on market $75,000 Active 58 DOM
6. 2026-06-13
   days on market $75,000 Active 57 DOM
7. 2026-06-09
   days on market $75,000 Active 54 DOM
8. 2026-06-08
   days on market $75,000 Active 53 DOM
9. 2026-06-07
   days on market $75,000 Active 52 DOM
10. 2026-06-04
    days on market $75,000 Active 49 DOM
11. 2026-06-03
    days on market $75,000 Active 48 DOM
12. 2026-06-02
    days on market $75,000 Active 47 DOM
13. 2026-06-01
    days on market $75,000 Active 46 DOM
14. 2026-05-31
    days on market $75,000 Active 45 DOM
15. 2026-04-14
    listed $75,000 Active 782-char remark

    Show marketing remark (782 chars)

    Charming Updated Home on Double Lot with Panoramic Views! Welcome to this well-maintained 3-bedroom, 2-bath home located in desirable Country Club Acres, situated on two spacious lots offering extra room, privacy, and endless possibilities. This home has been thoughtfully updated with fresh interior paint, a brand-new roof (2024), and new appliances, making it move-in ready. Inside, you'll find vaulted ceilings that create an open, airy feel throughout the living space. Step outside and enjoy breathtaking panoramic views, perfect for relaxing or entertaining. The property also features a carport for convenient covered parking and a storage shed for all your tools and extras. There is plenty of space to expand, garden, or simply enjoy the peaceful surroundings.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°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: $25,654
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$2,182
• Taxable income: $13,666
• Est. tax owed @ 24.0%: −$3,280
• After-tax cash flow: $10,767/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 75/100 Cosmetic rehab

This well-maintained, updated home on a double lot offers a good condition with fresh paint, new roof, and updated appliances, making it move-in ready.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace gutters — Improves home's appearance and functionality
• Both Replace flooring — Fresh flooring improves both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace gutters — Improves home's appearance and functionality ↑
• Both Replace flooring — Fresh flooring improves both resale and rental value ↑

ⓘ 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

1 event — show timeline

• 2026-04-14 Listed $75,000 ARMLS