1802 Paseo de Playa · Bullhead City, AZ 86442

$79,000

1 bd · 1.0 ba · 550 sqft · Manufactured public records · 1 Days on market

Built 1960 Est $79k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.6/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home Close to the Colorado River in Bullhead City, Arizona. Are you looking for your next home, your vacation home at the river or an investment opportunity? Don't look any further as you have just found what you are looking for. The Owners remodeled not too long ago and you can definitely see their pride and how they enjoyed this home with all the new features that they included when creating such a comfortable place to call home. New Siding, New Drywall, New Dual Pane Windows, New Ceiling, New Vinyl Plank Flooring, New Shower/Tub Combo, New Fixtures, New Lighting to name a few and all permitted with the City of Bullhead City. The home is a one bedroom in the back of the home, an updated bathroom and updated kitchen and living room in the front. Fully fenced yard with double gate, 10 x 12 storage shed with laundry hook ups, and a covered front patio perfect for outdoor enjoyment. The fully fenced yard has plenty of room to park your outdoor recreation vehicles rather it be an RV, watercraft or offroad vehicles. If you have a work truck, no worries as you can park that here too. Property is close to Rotary Park, the Colorado River, shopping and restaurants. Don't miss out, come take a look very soon!

Key facts

• New siding
• New ceiling
• Building permit

Tags

• BUILDING PERMIT
• NEW SIDING
• NEW SHEETROCK
• DUAL PANE WINDOWS
• NEW CEILING
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 13.3% vs local median 3.7% in Bullhead 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. Crime grade is D 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?
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: 1.48% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.03%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $79,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1848 Coronado Dr	0.08mi	2/1.0 (+1)	530 (-4%)	22mo	$40,000	$75	67
761 Sea Spray Dr	0.14mi	2/1.0 (+1)	624 (+14%)	2mo	$41,000	$66	65
1815 Granada Dr	0.57mi	1/1.0	508 (-8%)	6mo	$74,000	$146	56
960 Sandy Beach Dr	0.43mi	1/1.0	600 (+9%)	15mo	$50,000	$83	52
1929 Sea Breeze Ln	0.23mi	2/1.0 (+1)	500 (-9%)	23mo	$72,000	$144	50
2105 White Sands Dr	0.70mi	2/1.0 (+1)	510 (-7%)	4mo	$46,500	$91	47
1878 Granada Dr	0.64mi	2/2.0 (+1)	571 (+4%)	9mo	$79,000	$138	47
517 Mead Ln	0.73mi	1/2.0	571 (+4%)	16mo	$205,000	$359	42
2150 Balboa Dr	0.73mi	2/2.0 (+1)	480 (-13%)	2mo	$135,500	$282	34
2032 Hualapai Dr	0.65mi	2/1.0 (+1)	480 (-13%)	17mo	$100,000	$208	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.59×
• Total profit: $13,130
• Equity at exit: $11,779

10-year hold

• IRR: 21.8%
• Equity multiple: 2.62×
• Total profit: $35,906
• Equity at exit: $6,830

Cash invested: $22,120 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$414
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $461

Break-even live

Break-even rent $584

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	13d	1	0.82mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$995	$1.35	21d	1	0.87mi
1489 Church Dr Bullhead City, AZ	1.0	1.0	672	$1,100	$1.64	13d	1	0.95mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	1d	1	0.96mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	21d	1	0.99mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	0.99mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	13d	1	1.02mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	7d	1	1.20mi

Listing history 12 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $79,000 Active
3. 2026-05-11
   soldstatus $77,000 Closed 1229-char remark

   Show marketing remark (1229 chars)

   Charming Home Close to the Colorado River in Bullhead City, Arizona. Are you looking for your next home, your vacation home at the river or an investment opportunity? Don't look any further as you have just found what you are looking for. The Owners remodeled not too long ago and you can definitely see their pride and how they enjoyed this home with all the new features that they included when creating such a comfortable place to call home. New Siding, New Drywall, New Dual Pane Windows, New Ceiling, New Vinyl Plank Flooring, New Shower/Tub Combo, New Fixtures, New Lighting to name a few and all permitted with the City of Bullhead City. The home is a one bedroom in the back of the home, an updated bathroom and updated kitchen and living room in the front. Fully fenced yard with double gate, 10 x 12 storage shed with laundry hook ups, and a covered front patio perfect for outdoor enjoyment. The fully fenced yard has plenty of room to park your outdoor recreation vehicles rather it be an RV, watercraft or offroad vehicles. If you have a work truck, no worries as you can park that here too. Property is close to Rotary Park, the Colorado River, shopping and restaurants. Don't miss out, come take a look very soon!

4. 2026-04-27
   status Pending 1229-char remark

   Show marketing remark (1229 chars)

   Charming Home Close to the Colorado River in Bullhead City, Arizona. Are you looking for your next home, your vacation home at the river or an investment opportunity? Don't look any further as you have just found what you are looking for. The Owners remodeled not too long ago and you can definitely see their pride and how they enjoyed this home with all the new features that they included when creating such a comfortable place to call home. New Siding, New Drywall, New Dual Pane Windows, New Ceiling, New Vinyl Plank Flooring, New Shower/Tub Combo, New Fixtures, New Lighting to name a few and all permitted with the City of Bullhead City. The home is a one bedroom in the back of the home, an updated bathroom and updated kitchen and living room in the front. Fully fenced yard with double gate, 10 x 12 storage shed with laundry hook ups, and a covered front patio perfect for outdoor enjoyment. The fully fenced yard has plenty of room to park your outdoor recreation vehicles rather it be an RV, watercraft or offroad vehicles. If you have a work truck, no worries as you can park that here too. Property is close to Rotary Park, the Colorado River, shopping and restaurants. Don't miss out, come take a look very soon!

5. 2026-04-22
   listed $79,000 Active 1229-char remark

   Show marketing remark (1229 chars)

   Charming Home Close to the Colorado River in Bullhead City, Arizona. Are you looking for your next home, your vacation home at the river or an investment opportunity? Don't look any further as you have just found what you are looking for. The Owners remodeled not too long ago and you can definitely see their pride and how they enjoyed this home with all the new features that they included when creating such a comfortable place to call home. New Siding, New Drywall, New Dual Pane Windows, New Ceiling, New Vinyl Plank Flooring, New Shower/Tub Combo, New Fixtures, New Lighting to name a few and all permitted with the City of Bullhead City. The home is a one bedroom in the back of the home, an updated bathroom and updated kitchen and living room in the front. Fully fenced yard with double gate, 10 x 12 storage shed with laundry hook ups, and a covered front patio perfect for outdoor enjoyment. The fully fenced yard has plenty of room to park your outdoor recreation vehicles rather it be an RV, watercraft or offroad vehicles. If you have a work truck, no worries as you can park that here too. Property is close to Rotary Park, the Colorado River, shopping and restaurants. Don't miss out, come take a look very soon!

6. 2022-11-07
   price $110,000
7. 2022-09-26
   listed $115,000 Active
8. 2022-06-16
   listed $115,000 Active
9. 2021-07-23
   soldstatus $35,000
10. 2021-05-27
    listed $37,900
11. 2006-01-25
    soldstatus $39,500
12. 1999-09-22
    soldstatus $10,000

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $521 · $43/mo
• Expected delta: +$349/yr (+$29/mo · 201.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $14,021
• − Mortgage interest: −$4,425
• − Property taxes: −$173
• − Insurance: −$395
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,298
• Taxable income: $4,487
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,461/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• 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

+690.0% since first listed

12 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $79,000 FSBO.com
• 2026-05-11 Sold (MLS) $77,000 WARDEX
• 2026-04-27 Pending — WARDEX
• 2026-04-22 Listed $79,000 WARDEX
• 2022-11-07 Price Changed $110,000 WARDEX
• 2022-09-26 Listed $115,000 WARDEX
• 2022-06-16 Listed $115,000 WARDEX
• 2021-07-23 Sold (MLS) $35,000 WARDEX
• 2021-05-27 Listed $37,900 WARDEX
• 2006-01-25 Sold (Public Records) $39,500 Public Records
• 1999-09-22 Sold (Public Records) $10,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $173 · +3.2% YoY. Source: county tax records.