9275 E Chestnut Hill Ave · Dewey-Humboldt, AZ 86327

$164,900

3 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 14 Days on market

Built 1979 2.35 ac lot $161/sqft · 40% below area Est $274k · 40% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful opportunity to own a 3-bedroom home on 2.35 acres in Dewey Humboldt with panoramic Mingus Mountain and Bradshaw Mountain views. This ranch style property offers privacy, open space, and the peaceful lifestyle many buyers are searching for in Northern Arizona. Located in the desirable Blue Hills Farm area, the property features flexible living space, room for animals, RV parking, and incredible outdoor potential. Inside, the home welcomes you with vaulted ceilings and clerestory windows that bring in natural light throughout the main living areas. The kitchen combines style and functionality with granite countertops, white cabinetry, shiplap accents, and a garden window overlooking the property. The dining area captures beautiful mountain views, creating a warm and inviting atmosphere for everyday living. A spacious den with French doors offers the flexibility for a home office, hobby room, or possible fourth bedroom. The gently sloping acreage includes partial fencing, a storage shed, water holding tank, RV hookup, and plenty of room for horses, chickens, goats, or additional outdoor improvements. The large deck provides the perfect setting to relax and enjoy the surrounding landscape and Arizona sunsets. This foreclosure property presents a fantastic opportunity for buyers looking to add personal touches and build equity while enjoying country living with convenient access to Highway 69, Prescott Valley, and Prescott.

Key facts

• Rv parking
• Vaulted ceilings
• Granite countertops

Tags

• FLEXIBLE LIVING SPACE
• RV PARKING
• OUTDOOR POTENTIAL
• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• WHITE CABINETRY

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: RV access/parking; Circular driveway
• Utilities: Private well for water; Septic (installed and connected); Propane for utilities
• Home design: Single-family residence; Fee simple ownership; Dirt road frontage
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Panoramic and mountain views; Partial fencing; Shed(s); Dirt front and back yard areas; Grass front and back yard areas; County-maintained road access

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace; Wall furnace; Ceiling fans
• Interior features: Granite counters; No interior steps; Full bathroom in primary bedroom; Dual-pane windows; Solar panels; See remarks
• Laundry & utility: Indoor laundry with washer/dryer hookups (washer/dryer not included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.6% vs local median 2.4% in Dewey-Humboldt — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granville Elementary School (math 33% / reading 43%, grade F, #427 of 1,109 statewide, top 39%, 514 students, 49% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 266 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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 (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $274,031
• List price: $164,900
• Delta: -39.82%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,102
• Equity at exit: $24,587

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $38,772
• Equity at exit: $14,258

Cash invested: $46,172 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $454

Break-even live

Break-even rent $1,258

Max offer price $164,900

Occupancy floor 70%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10378 E Kachina Pl Dewey, AZ	3.0	2.0	1157	$1,944	$1.68	13d	1	1.19mi

Listing history 34 events

1. 2026-05-12
   listed $164,900 Active 1452-char remark

   Show marketing remark (1452 chars)

   Beautiful opportunity to own a 3-bedroom home on 2.35 acres in Dewey Humboldt with panoramic Mingus Mountain and Bradshaw Mountain views. This ranch style property offers privacy, open space, and the peaceful lifestyle many buyers are searching for in Northern Arizona. Located in the desirable Blue Hills Farm area, the property features flexible living space, room for animals, RV parking, and incredible outdoor potential. Inside, the home welcomes you with vaulted ceilings and clerestory windows that bring in natural light throughout the main living areas. The kitchen combines style and functionality with granite countertops, white cabinetry, shiplap accents, and a garden window overlooking the property. The dining area captures beautiful mountain views, creating a warm and inviting atmosphere for everyday living. A spacious den with French doors offers the flexibility for a home office, hobby room, or possible fourth bedroom. The gently sloping acreage includes partial fencing, a storage shed, water holding tank, RV hookup, and plenty of room for horses, chickens, goats, or additional outdoor improvements. The large deck provides the perfect setting to relax and enjoy the surrounding landscape and Arizona sunsets. This foreclosure property presents a fantastic opportunity for buyers looking to add personal touches and build equity while enjoying country living with convenient access to Highway 69, Prescott Valley, and Prescott.

2. 2026-05-12
   listed $164,900 Active 1455-char remark

   Show marketing remark (1452 chars)

   Beautiful opportunity to own a 3-bedroom home on 2.35 acres in Dewey Humboldt with panoramic Mingus Mountain and Bradshaw Mountain views. This ranch style property offers privacy, open space, and the peaceful lifestyle many buyers are searching for in Northern Arizona. Located in the desirable Blue Hills Farm area, the property features flexible living space, room for animals, RV parking, and incredible outdoor potential. Inside, the home welcomes you with vaulted ceilings and clerestory windows that bring in natural light throughout the main living areas. The kitchen combines style and functionality with granite countertops, white cabinetry, shiplap accents, and a garden window overlooking the property. The dining area captures beautiful mountain views, creating a warm and inviting atmosphere for everyday living. A spacious den with French doors offers the flexibility for a home office, hobby room, or possible fourth bedroom. The gently sloping acreage includes partial fencing, a storage shed, water holding tank, RV hookup, and plenty of room for horses, chickens, goats, or additional outdoor improvements. The large deck provides the perfect setting to relax and enjoy the surrounding landscape and Arizona sunsets. This foreclosure property presents a fantastic opportunity for buyers looking to add personal touches and build equity while enjoying country living with convenient access to Highway 69, Prescott Valley, and Prescott.

3. 2026-05-12
   listed $164,900 Active

   Show marketing remark (1452 chars)

   Beautiful opportunity to own a 3-bedroom home on 2.35 acres in Dewey Humboldt with panoramic Mingus Mountain and Bradshaw Mountain views. This ranch style property offers privacy, open space, and the peaceful lifestyle many buyers are searching for in Northern Arizona. Located in the desirable Blue Hills Farm area, the property features flexible living space, room for animals, RV parking, and incredible outdoor potential. Inside, the home welcomes you with vaulted ceilings and clerestory windows that bring in natural light throughout the main living areas. The kitchen combines style and functionality with granite countertops, white cabinetry, shiplap accents, and a garden window overlooking the property. The dining area captures beautiful mountain views, creating a warm and inviting atmosphere for everyday living. A spacious den with French doors offers the flexibility for a home office, hobby room, or possible fourth bedroom. The gently sloping acreage includes partial fencing, a storage shed, water holding tank, RV hookup, and plenty of room for horses, chickens, goats, or additional outdoor improvements. The large deck provides the perfect setting to relax and enjoy the surrounding landscape and Arizona sunsets. This foreclosure property presents a fantastic opportunity for buyers looking to add personal touches and build equity while enjoying country living with convenient access to Highway 69, Prescott Valley, and Prescott.

4. 2026-04-23
   historical
5. 2026-04-20
   historical
6. 2026-02-23
   price $200,000
7. 2026-02-23
   price $200,000
8. 2026-02-02
   price $225,000
9. 2026-02-02
   price $225,000
10. 2026-01-15
    listed $235,000 Active
11. 2026-01-15
    listed $235,000 Active
12. 2026-01-08
    historical
13. 2026-01-08
    historical
14. 2025-12-02
    historical Active Under Contract
15. 2025-11-24
    price $225,000
16. 2025-11-24
    price $225,000
17. 2025-11-12
    status Active
18. 2025-11-07
    historical Active Under Contract
19. 2025-10-17
    price $250,000
20. 2025-10-16
    price $250,000
21. 2025-10-08
    price $259,900
22. 2025-10-08
    price $259,900
23. 2025-09-19
    listed $265,000 Active
24. 2025-09-19
    listed $265,000 Active
25. 2025-07-16
    historical
26. 2025-07-16
    historical
27. 2025-06-05
    price $264,900
28. 2025-06-05
    price $264,900
29. 2025-05-23
    listed $274,900 Active
30. 2025-05-23
    listed $274,900 Active
31. 2020-01-08
    soldstatus $169,900
32. 2020-01-08
    soldstatus $169,900
33. 2008-03-17
    soldstatus $129,900
34. 1995-05-22
    soldstatus $25,500

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$367/yr (+$31/mo · 50.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,981
• − Mortgage interest: −$9,237
• − Property taxes: −$722
• − Insurance: −$824
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$4,797
• Taxable income: $2,884
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,750/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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Dewey-Humboldt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dewey-Humboldt, AZ
• County: Yavapai County · 190,406 people
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• Metro: Prescott Valley-Prescott, 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

+546.7% since first listed

36 events — show timeline

• 2026-05-26 Pending — ARMLS
• 2026-05-26 Pending — PAARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $164,900 PAARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $164,900 ARMLS
• 2026-05-12 Listed $164,900 NAZMLS
• 2026-04-23 Listing Removed — ARMLS
• 2026-04-20 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $200,000 PAARMLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $200,000 ARMLS
• 2026-02-02 Price Changed $225,000 ARMLS
• 2026-02-02 Price Changed $225,000 PAARMLS as Distributed by MLS Grid
• 2026-01-15 Listed $235,000 PAARMLS as Distributed by MLS Grid
• 2026-01-15 Listed $235,000 ARMLS
• 2026-01-08 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-01-08 Listing Removed — ARMLS
• 2025-12-02 Contingent — PAARMLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $225,000 ARMLS
• 2025-11-24 Price Changed $225,000 PAARMLS as Distributed by MLS Grid
• 2025-11-12 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-11-07 Contingent — PAARMLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $250,000 ARMLS
• 2025-10-16 Price Changed $250,000 PAARMLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $259,900 PAARMLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $259,900 ARMLS
• 2025-09-19 Listed $265,000 PAARMLS as Distributed by MLS Grid
• 2025-09-19 Listed $265,000 ARMLS
• 2025-07-16 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-07-16 Listing Removed — ARMLS
• 2025-06-05 Price Changed $264,900 ARMLS
• 2025-06-05 Price Changed $264,900 PAARMLS as Distributed by MLS Grid
• 2025-05-23 Listed $274,900 ARMLS
• 2025-05-23 Listed $274,900 PAARMLS as Distributed by MLS Grid
• 2020-01-08 Sold (Public Records) $169,900 Public Records
• 2020-01-08 Sold (MLS) $169,900 PAARMLS as Distributed by MLS Grid
• 2008-03-17 Sold (MLS) $129,900 PAARMLS as Distributed by MLS Grid
• 1995-05-22 Sold (Public Records) $25,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $722 · +0.8% YoY. Source: county tax records.