601 Beachcomber Blvd #481 · Lake Havasu City, AZ 86403

$164,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 140 Days on market

Manufactured home Built 1970 Good condition 17 ac lot $228/sqft · 19% below area Est $203k · 19% under · waterfront

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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).

• ARV discount +15.0/15.0
• Cash flow +6.0/30.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Manufactured-home adj. -3.1

Listing remarks MLS

On leased land. Welcome to this beautiful two bed one bath located in beautiful Beachcomber Estates. This property comes completely furnished and ready for the new owners to start enjoying all this property has to offer. This homes features a spacious kitchen with lots of storage, indoor laundry, and large covered patio to enjoy your morning coffee or evening sunsets. The property features 45 foot deep covered parking plus a shed for extra storage at the rear. There are plenty of public amenities from a pool to other enjoyable outdoor activities that the park has to offer.

Key facts

• Covered parking
• Extra storage
• Spacious kitchen

Tags

• FURNISHED
• SPACIOUS KITCHEN
• INDOOR LAUNDRY
• LARGE COVERED PATIO
• COVERED PARKING
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (36.7% below list).
• Recommended offer: $104k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.0% in Lake Havasu City — 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• 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.
• Zoned schools: Smoketree Elementary School (math 39% / reading 38%, grade F, #418 of 1,109 statewide, top 38%, 621 students, 49% FRL); Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 470 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 140 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,838 (36.7% 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 140 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.18%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $202,996
• List price: $164,000
• Delta: -19.21%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Beachcomber Blvd #363	0.00mi	2/2.0	728 (+1%)	2mo	$85,000	$117	93
601 Beachcomber Blvd #311	0.00mi	2/1.0	720 (0%)	9mo	$100,000	$139	92
601 Beachcomber Blvd #490	0.00mi	3/1.5 (+1)	720 (0%)	6mo	$98,000	$136	88
601 Beachcomber Blvd #308	0.00mi	2/2.0	720 (0%)	14mo	$150,000	$208	85
601 Beachcomber Blvd #394	0.00mi	2/1.5	812 (+13%)	2mo	$125,000	$154	75
555 Beachcomber Blvd Unit B15	0.18mi	2/2.0	755 (+5%)	7mo	$530,000	$702	74
601 Beachcomber Blvd #384	0.00mi	2/1.5	800 (+11%)	10mo	$230,000	$288	71
555 Beachcomber Blvd #257	0.18mi	2/1.0	675 (-6%)	12mo	$225,000	$333	71
555 Beachcomber Blvd Unit D39	0.18mi	2/2.0	760 (+6%)	12mo	$214,000	$282	68
555 Beachcomber Blvd Unit D31	0.18mi	2/1.0	650 (-10%)	12mo	$200,000	$308	66
555 Beachcomber Blvd #256	0.18mi	2/1.0	620 (-14%)	4mo	$242,000	$390	65
555 Beachcomber Blvd Unit D11	0.18mi	2/1.0	648 (-10%)	17mo	$320,000	$494	61

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: -0.00×
• Total profit: $-46,046
• Equity at exit: $24,453

10-year hold

• IRR: -30.0%
• Equity multiple: -0.39×
• Total profit: $-63,839
• Equity at exit: $14,180

Cash invested: $45,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $214,450 ($321/sqft)
• Median days on market: 84 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -12.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 470
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-313

Break-even live

Break-even rent $1,435

Max offer price $118,702

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-256	+0% $-313	+5% $-370	+10% $-426
Rent	-10% $-395	-5% $-354	+0% $-313	+5% $-272	+10% $-231
Rate	-1.0pp $-230	-0.5pp $-271	base $-313	+0.5pp $-356	+1.0pp $-399

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: $41,000
• Closing costs: $4,920
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $164,000 Active 140 DOM
2. 2026-08-07
   days on market $164,000 Active 139 DOM
3. 2026-08-06
   days on market $164,000 Active 138 DOM
4. 2026-08-05
   days on market $164,000 Active 137 DOM
5. 2026-08-04
   days on market $164,000 Active 136 DOM
6. 2026-08-03
   days on market $164,000 Active 135 DOM
7. 2026-07-31
   days on market $164,000 Active 132 DOM
8. 2026-07-30
   days on market $164,000 Active 131 DOM
9. 2026-07-29
   days on market $164,000 Active 130 DOM
10. 2026-07-27
    days on market $164,000 Active 128 DOM
11. 2026-07-25
    days on market $164,000 Active 126 DOM
12. 2026-07-24
    days on market $164,000 Active 125 DOM
13. 2026-07-23
    days on market $164,000 Active 124 DOM
14. 2026-07-22
    days on market $164,000 Active 123 DOM
15. 2026-07-21
    days on market $164,000 Active 122 DOM
16. 2026-07-18
    days on market $164,000 Active 119 DOM
17. 2026-07-16
    days on market $164,000 Active 117 DOM
18. 2026-07-16
    days on market $164,000 Active 116 DOM
19. 2026-07-14
    days on market $164,000 Active 115 DOM
20. 2026-07-13
    days on market $164,000 Active 114 DOM
21. 2026-07-12
    days on market $164,000 Active 113 DOM
22. 2026-07-11
    days on market $164,000 Active 112 DOM
23. 2026-07-10
    days on market $164,000 Active 111 DOM
24. 2026-07-09
    days on market $164,000 Active 110 DOM
25. 2026-07-08
    days on market $164,000 Active 109 DOM
26. 2026-07-07
    days on market $164,000 Active 108 DOM
27. 2026-07-06
    days on market $164,000 Active 107 DOM
28. 2026-07-05
    days on market $164,000 Active 106 DOM
29. 2026-07-04
    days on market $164,000 Active 105 DOM
30. 2026-07-03
    days on market $164,000 Active 104 DOM
31. 2026-07-02
    days on market $164,000 Active 103 DOM
32. 2026-07-01
    days on market $164,000 Active 102 DOM
33. 2026-06-30
    days on market $164,000 Active 101 DOM
34. 2026-06-29
    days on market $164,000 Active 100 DOM
35. 2026-06-28
    days on market $164,000 Active 99 DOM
36. 2026-06-28
    days on market $164,000 Active 98 DOM
37. 2026-06-27
    days on market $164,000 Active 97 DOM
38. 2026-06-25
    days on market $164,000 Active 95 DOM
39. 2026-06-23
    days on market $164,000 Active 93 DOM
40. 2026-06-21
    days on market $164,000 Active 92 DOM
41. 2026-06-18
    days on market $164,000 Active 89 DOM
42. 2026-06-17
    days on market $164,000 Active 88 DOM
43. 2026-06-16
    days on market $164,000 Active 87 DOM
44. 2026-06-15
    days on market $164,000 Active 86 DOM
45. 2026-06-14
    days on market $164,000 Active 84 DOM
46. 2026-06-13
    days on market $164,000 Active 83 DOM
47. 2026-06-10
    days on market $164,000 Active 81 DOM
48. 2026-06-09
    days on market $164,000 Active 80 DOM
49. 2026-06-08
    days on market $164,000 Active 79 DOM
50. 2026-06-07
    days on market $164,000 Active 78 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°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: $12,461
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$4,771
• Taxable loss: −$6,771
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $-2,132/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 80/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This manufactured home is in good condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Smoketree Elementary School F AZ #418/1,109 Nat'l #20,973/41,679 Middle Thunderbolt Middle School F AZ #81/218 Nat'l #8,750/14,009 High Lake Havasu High School F AZ #111/381 Nat'l #10,806/17,239

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

C Composite livability gradescore 63/100

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 209,184 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• Metro: Lake Havasu City-Kingman, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

+87.8% since first listed

8 events — show timeline

• 2026-03-21 Listed $169,000 LHAR
• 2025-07-28 Relisted — LHAR
• 2025-06-21 Price Changed $189,000 LHAR
• 2025-03-21 Price Changed $195,000 LHAR
• 2024-11-15 Price Changed $198,000 LHAR
• 2024-09-25 Listed $210,000 LHAR
• 2024-05-22 Listed $219,900 LHAR
• 2020-08-14 Listed $90,000 LHAR