26915 W El Dorado Dr · Seligman, AZ 86337

$129,900

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 360 Days on market

Built 1995 1.47 ac lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

Key facts

• Fenced off for goats
• Storage shed
• A-frame house

Tags

• A-FRAME HOUSE
• 2000 GAL WATER STORAGE TANK
• STORAGE SHED
• FENCED OFF FOR GOATS
• ELECTRIC SERVICE AVAILABLE
• PROPANE TANK ON THE PROPERTY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.0% in Seligman — 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 62/100 on livability (#127 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: schools F, crime F, amenities F.
• Seligman Unified District (4472) (rural): math 20% / reading 30% proficiency, ranked #339 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 293 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $3k 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 (-2.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.26×
• Total profit: $9,417
• Equity at exit: $25,224

10-year hold

• IRR: 13.9%
• Equity multiple: 2.24×
• Total profit: $45,105
• Equity at exit: $21,552

Cash invested: $36,372 (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 86337

• Home prices YoY: -1.0%
• Active inventory: 293
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $393

Break-even live

Break-even rent $981

Max offer price $129,900

Occupancy floor 68%

Sensitivity live

Price	-10% $466	-5% $430	+0% $393	+5% $356	+10% $319
Rent	-10% $276	-5% $334	+0% $393	+5% $451	+10% $510
Rate	-1.0pp $458	-0.5pp $426	base $393	+0.5pp $359	+1.0pp $325

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $129,900 Active 360 DOM
2. 2026-06-18
   days on market $129,900 Active 359 DOM
3. 2026-06-17
   days on market $129,900 Active 358 DOM
4. 2026-06-16
   days on market $129,900 Active 357 DOM
5. 2026-06-15
   days on market $129,900 Active 356 DOM
6. 2026-06-14
   days on market $129,900 Active 354 DOM
7. 2026-06-13
   days on market $129,900 Active 353 DOM
8. 2026-06-10
   days on market $129,900 Active 351 DOM
9. 2026-06-09
   days on market $129,900 Active 350 DOM
10. 2026-06-08
    days on market $129,900 Active 349 DOM
11. 2026-06-07
    days on market $129,900 Active 348 DOM
12. 2026-06-03
    days on market $129,900 Active 344 DOM
13. 2026-06-02
    days on market $129,900 Active 343 DOM
14. 2026-06-01
    days on market $129,900 Active 342 DOM
15. 2026-05-31
    days on market $129,900 Active 341 DOM
16. 2026-05-30
    days on market $129,900 Active 340 DOM
17. 2026-04-16
    price $129,900 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

18. 2026-03-16
    price $134,900 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

19. 2026-01-27
    price $142,000 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

20. 2025-11-04
    price $149,900 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

21. 2025-09-03
    price $169,900 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

22. 2025-07-16
    price $174,900 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

23. 2025-06-24
    listed $179,900 Active 850-char remark

    Show marketing remark (850 chars)

    This A-frame house nestles among natural Az Trees on 1.47 ac lot with easy access from I-40 and Historic RT 66. This house is looking for a loving owner who will return it to its glory. Could be a really cute home with some elbow grease! Owner financing is available with 20-25% down payment, any credit score. The house features 1 bedroom, 1 full bath, spacious living /dining /kitchen area. Stairs will take you to a spacious Loft for additional living space. There is a free standing fireplace. No water heater. There is a 2000 gal water storage tank and a storage shed. Small area is fenced off for your goats. House is conveniently located in only a 7-min drive to Seligman downtown with its restaurants. Electric service is available, propane tank on the property. Fort Rock Rd is paved, there is only 0.6 mile on a gravel road to the property.

24. 2017-11-28
    soldstatus $80,000
25. 2002-10-17
    soldstatus $41,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $857 · $71/mo
• Expected delta: +$380/yr (+$32/mo · 79.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 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: $17,740
• − Mortgage interest: −$7,276
• − Property taxes: −$477
• − Insurance: −$650
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,779
• Taxable income: $2,719
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $4,061/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: Seligman Unified District (4472)
• NCES district ID: 0407630
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $35,531
• Composite: 23.7/100
• National rank: #13238
• State rank: #339 of 501 in AZ

Livability — Seligman

• Score: 62/100
• State rank: #127
• US rank: #16174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,827

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -2.00%
• Current HPI: 196.1506
• 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

+216.8% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $129,900 WARDEX
• 2026-03-16 Price Changed $134,900 WARDEX
• 2026-01-27 Price Changed $142,000 WARDEX
• 2025-11-04 Price Changed $149,900 WARDEX
• 2025-09-03 Price Changed $169,900 WARDEX
• 2025-07-16 Price Changed $174,900 WARDEX
• 2025-06-24 Listed $179,900 WARDEX
• 2017-11-28 Sold (Public Records) $80,000 Public Records
• 2002-10-17 Sold (Public Records) $41,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $477 · +4.2% YoY. Source: county tax records.