276 Westgate · Prescott, AZ 86305

$199,990

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 77 Days on market

Built 2005 Good condition $119/sqft · 64% below area

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

(55+ Community, Land lease is $1,150/month) Discover the ultimate active-adult lifestyle in this spacious 4-bedroom home, perfectly situated in the premier 55+ community of Pine Lakes. This property offers a rare and enviable location with direct access to Prescott National Forest hiking trails right across the street, providing a peaceful, nature-focused setting just five miles from the historic charm of downtown Prescott.Home Highlights:Step into an expansive, sun-drenched living area featuring fresh neutral paint and modern laminate flooring throughout. The heart of the home is a thoughtfully designed kitchen, perfect for both daily living and entertaining, complete with new countertops, convenient pull-out drawers, and a dedicated coffee bar. Cozy up by the gas-burning stove in the living room, accented by elegant high-recessed decorative ceilings.With four generous bedrooms, including a large owner's suite with double vanities, a walk-in shower, and oversized doors for enhanced accessibility, there is ample space for a home office, hobby room, or guests. Enjoy your morning coffee on the large covered deck, featuring a screened-in sanctuary and a classic wooden swing to soak in the forest air. Additional features include a new water heater, two storage sheds, and a sturdy carport.Resort-Style Community Amenities:Pine Lakes (Hometown America) offers a vibrant social atmosphere and premium facilities:Recreation: Heated swimming pool, whirlpool spa, and two scenic fishing lakes.Sports: Pickleball and tennis courts, a putting green, and miles of walking paths.Social & Fitness: A central Clubhouse for community events and a fully equipped fitness center.Pet-Friendly: A dedicated dog park for your furry companions.Convenience: On-site storage area for RVs and boats (available for an additional monthly fee).This is more than a home; it is an invitation to live where you play, with the beauty of the national forest a few minutes away.

Key facts

• Dedicated coffee bar
• Gas-burning stove
• Large owner's suite

Tags

• LARGE COVERED DECK
• NEW COUNTERTOPS
• DEDICATED COFFEE BAR
• GAS-BURNING STOVE
• LARGE OWNER'S SUITE
• DOUBLE VANITIES

🏷️ Possibly a rental listed for sale. The $199,990 price doesn't fit this home's estimated sale value (~$554,212) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/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 $6k 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-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?
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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $554,212
• List price: $199,990
• Delta: -63.91%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-8,439
• Equity at exit: $29,819

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $11,206
• Equity at exit: $17,291

Cash invested: $55,997 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,402 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $449

Break-even live

Break-even rent $1,834

Max offer price $199,990

Occupancy floor 76%

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $199,990 Active 77 DOM
2. 2026-06-17
   days on market $199,990 Active 76 DOM
3. 2026-06-16
   days on market $199,990 Active 75 DOM
4. 2026-06-15
   days on market $199,990 Active 74 DOM
5. 2026-06-14
   days on market $199,990 Active 72 DOM
6. 2026-06-13
   days on market $199,990 Active 71 DOM
7. 2026-06-10
   days on market $199,990 Active 69 DOM
8. 2026-06-09
   days on market $199,990 Active 68 DOM
9. 2026-06-08
   days on market $199,990 Active 67 DOM
10. 2026-06-07
    days on market $199,990 Active 66 DOM
11. 2026-06-05
    days on market $199,990 Active 63 DOM
12. 2026-06-02
    days on market $199,990 Active 61 DOM
13. 2026-06-01
    days on market $199,990 Active 60 DOM
14. 2026-05-31
    days on market $199,990 Active 59 DOM
15. 2026-05-30
    days on market $199,990 Active 58 DOM
16. 2026-04-03
    listed $199,990 Active 1968-char remark

    Show marketing remark (1968 chars)

    (55+ Community, Land lease is $1,150/month) Discover the ultimate active-adult lifestyle in this spacious 4-bedroom home, perfectly situated in the premier 55+ community of Pine Lakes. This property offers a rare and enviable location with direct access to Prescott National Forest hiking trails right across the street, providing a peaceful, nature-focused setting just five miles from the historic charm of downtown Prescott.Home Highlights:Step into an expansive, sun-drenched living area featuring fresh neutral paint and modern laminate flooring throughout. The heart of the home is a thoughtfully designed kitchen, perfect for both daily living and entertaining, complete with new countertops, convenient pull-out drawers, and a dedicated coffee bar. Cozy up by the gas-burning stove in the living room, accented by elegant high-recessed decorative ceilings.With four generous bedrooms, including a large owner's suite with double vanities, a walk-in shower, and oversized doors for enhanced accessibility, there is ample space for a home office, hobby room, or guests. Enjoy your morning coffee on the large covered deck, featuring a screened-in sanctuary and a classic wooden swing to soak in the forest air. Additional features include a new water heater, two storage sheds, and a sturdy carport.Resort-Style Community Amenities:Pine Lakes (Hometown America) offers a vibrant social atmosphere and premium facilities:Recreation: Heated swimming pool, whirlpool spa, and two scenic fishing lakes.Sports: Pickleball and tennis courts, a putting green, and miles of walking paths.Social & Fitness: A central Clubhouse for community events and a fully equipped fitness center.Pet-Friendly: A dedicated dog park for your furry companions.Convenience: On-site storage area for RVs and boats (available for an additional monthly fee).This is more than a home; it is an invitation to live where you play, with the beauty of the national forest a few minutes away.

17. 2025-11-21
    historical
18. 2025-05-20
    listed $235,000 Active
19. 2024-12-27
    historical
20. 2024-12-06
    listed $225,000 Active
21. 2021-11-04
    soldstatus $165,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 22 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: $28,826
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − Depreciation: −$5,818
• Taxable income: $2,396
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $4,815/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

This 4-bedroom home in a 55+ community offers a spacious and well-maintained living space with direct access to hiking trails. A fresh coat of paint and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

+21.2% since first listed

6 events — show timeline

• 2026-04-03 Listed $199,990 PAARMLS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-05-20 Listed $235,000 PAARMLS as Distributed by MLS Grid
• 2024-12-27 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-12-06 Listed $225,000 PAARMLS as Distributed by MLS Grid
• 2021-11-04 Sold (MLS) $165,000 PAARMLS as Distributed by MLS Grid