10569 S Copper Ln · Arizona Village, AZ 86440

$185,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 243 Days on market

Built 1985 6,534 sqft lot Est $330k · 44% under

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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 +10.4/30.0
• Appreciation +10.0/10.0
• DSCR +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.3/10.0

Listing remarks MLS

This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

Key facts

• Open floor plan
• Attached garage
• 6,534 sq ft lot

Tags

• OPEN FLOOR PLAN
• ATTACHED GARAGE
• FULLY FENCED BACKYARD
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO BOATING
• ENDLESS OFF-ROAD ADVENTURES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Stucco and frame construction; Shingle roof
• Exterior features: Covered patio; Patio; Front and back yard fencing; Chain link fence; Has view

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate countertops; Window coverings; Partially furnished
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (31.4% below list).
• Recommended offer: $127k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#252 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 223 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $149k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,971 (31.4% 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 243 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $329,536
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10584 S Lead Ln	0.10mi	3/2.0	1,320 (+9%)	16mo	$105,000	$80	68
1925 E Agua View Rd	0.31mi	3/2.0	1,377 (+13%)	3mo	$130,000	$94	61
10727 S Blue Water Bay	0.41mi	3/2.0	1,393 (+15%)	2mo	$380,000	$273	55
10727 Blue Water Bay	0.41mi	3/2.0	1,393 (+15%)	2mo	$380,000	$273	55
10739 S Tranquil Bay	0.49mi	3/2.0	1,346 (+11%)	16mo	$365,000	$271	46
10741 S Shimmering Way	0.49mi	3/2.0	1,344 (+10%)	22mo	$350,000	$260	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $94,421
• Equity at exit: $166,663

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $282,787
• Equity at exit: $359,414

Cash invested: $51,800 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 223
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$970
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-98

Break-even live

Break-even rent $1,394

Max offer price $167,679

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-46	+0% $-98	+5% $-150	+10% $-203
Rent	-10% $-198	-5% $-148	+0% $-98	+5% $-48	+10% $2
Rate	-1.0pp $-5	-0.5pp $-51	base $-98	+0.5pp $-146	+1.0pp $-195

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	15d	1	1.22mi
316 Cibola St Unit Frt Needles, CA	3.0	2.0	1270	$1,300	$1.02	23d	1	1.27mi
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	15d	1	1.39mi
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	45d	1	1.44mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	15d	1	1.48mi
9815 S Phoenix Dr Mohave Valley, AZ	3.0	2.0	1146	$1,600	$1.40	15d	1	1.49mi

Listing history 25 events

1. 2026-06-22
   days on market $185,000 Active 243 DOM
2. 2026-06-18
   days on market $185,000 Active 240 DOM
3. 2026-06-17
   days on market $185,000 Active 239 DOM
4. 2026-06-16
   days on market $185,000 Active 238 DOM
5. 2026-06-15
   days on market $185,000 Active 237 DOM
6. 2026-06-14
   days on market $185,000 Active 235 DOM
7. 2026-06-13
   days on market $185,000 Active 234 DOM
8. 2026-06-10
   days on market $185,000 Active 232 DOM
9. 2026-06-09
   days on market $185,000 Active 231 DOM
10. 2026-06-08
    days on market $185,000 Active 230 DOM
11. 2026-06-07
    days on market $185,000 Active 229 DOM
12. 2026-06-05
    days on market $185,000 Active 226 DOM
13. 2026-06-03
    days on market $185,000 Active 225 DOM
14. 2026-06-02
    days on market $185,000 Active 224 DOM
15. 2026-06-01
    days on market $185,000 Active 223 DOM
16. 2026-05-31
    days on market $185,000 Active 222 DOM
17. 2026-05-30
    days on market $185,000 Active 221 DOM
18. 2025-10-21
    listed $185,000 Active
19. 2022-10-07
    soldstatus $149,000 Closed 590-char remark

    Show marketing remark (590 chars)

    This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

20. 2022-09-14
    status Pending 590-char remark

    Show marketing remark (590 chars)

    This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

21. 2022-08-23
    status Active 590-char remark

    Show marketing remark (590 chars)

    This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

22. 2022-08-15
    status Pending 590-char remark

    Show marketing remark (590 chars)

    This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

23. 2022-08-11
    price $159,000 590-char remark

    Show marketing remark (590 chars)

    This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

24. 2022-07-27
    listed $185,000 Active 590-char remark

    Show marketing remark (590 chars)

    This cute 3 bedroom, 2 bathroom, site-built home comes partially furnished with two car garage. Breakfast bar and semi open kitchen so everyone can be included in what's going on. Large pantry and plenty of upper and lower kitchen cabinets. The property is fully fenced with privacy fencing and has a spacious backyard for entertaining. It is located close to the Colorado River and a short 3 mile drive to Jack Smith park and boat launch in Needles. With a little bit of love this property will be ready for you to make memories. Don't miss out on this one call to schedule a showing today

25. 2005-08-04
    soldstatus $87,000

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$574/yr (+$48/mo · 88.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°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: $15,237
• − Mortgage interest: −$10,363
• − Property taxes: −$646
• − Insurance: −$925
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$5,382
• Taxable loss: −$4,518
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-92/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Arizona Village

• Score: 56/100
• State rank: #252
• US rank: #22996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arizona Village, AZ
• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

+112.6% since first listed

8 events — show timeline

• 2025-10-21 Listed $185,000 WARDEX
• 2022-10-07 Sold (MLS) $149,000 WARDEX
• 2022-09-14 Pending — WARDEX
• 2022-08-23 Relisted — WARDEX
• 2022-08-15 Pending — WARDEX
• 2022-08-11 Price Changed $159,000 WARDEX
• 2022-07-27 Listed $185,000 WARDEX
• 2005-08-04 Sold (Public Records) $87,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $646 · +15.4% YoY. Source: county tax records.