1364 Ramar Rd · Bullhead City, AZ 86442

$105,000

1 bd · 1.0 ba · 662 sqft · Condo · 89 Days on market

Built 1981

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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).

• Cash flow +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

Owner will carry with large down. Property was recently appraised at $92,000. Therefore, this price is rock bottom. Priced to sell. Tucked away on a quiet cul-de-sac, this studio condo, on the ground floor, has all the sweetly remodeled upgrades. New flooring, cabinets, granite counter tops, new refrigerator with warranty, stove and freshly painted. You walk in and it has that fresh home feeling. The fixtures and AC/Heater are all new as well. Brand new refrigerator (with warranty) and water heater. This one is ready to move right in with a nice, secluded patio showcasing majestic mountain views. Your low HOA fees include water, trash and sewer.

Key facts

• Energy efficient a/c
• New patio door
• Gas heat

Tags

• QUARTZ COUNTER TOPS
• STAINLESS STEELE APPLIANCES
• MOUNTAIN AND CITY VIEWS
• NEW PATIO DOOR
• ENERGY EFFICIENT A/C
• GAS HEAT

Property features AI

Exterior

• Home design: Condo
• Construction: 662 living area (units not specified)
• Exterior features: Lot of 782 (units not specified)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $37 ($449/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (8.0% below list).
• Recommended offer: $97k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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, crime D-.
• 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.
• Zoned schools: Bullhead City Middle School (math 14% / reading 23%, grade F, #140 of 218 statewide, top 65%, 508 students, 78% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 7 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

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 89 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $79k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $96,584 (8.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-17,450
• Equity at exit: $15,656

10-year hold

• IRR: -16.2%
• Equity multiple: 0.22×
• Total profit: $-23,009
• Equity at exit: $9,078

Cash invested: $29,400 (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: 713
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $966 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $37

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 91%

Sensitivity live

Price	-10% $110	-5% $74	+0% $37	+5% $1	+10% $-35
Rent	-10% $-39	-5% $-1	+0% $37	+5% $76	+10% $114
Rate	-1.0pp $90	-0.5pp $64	base $37	+0.5pp $10	+1.0pp $-18

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	9d	1	0.05mi
1525 Sierra Vista Dr Bullhead City, AZ	1.0	1.0	430	$750	$1.74	0d	1	0.26mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	15d	1	0.31mi
1489 Church Dr Bullhead City, AZ	1.0	1.0	672	$1,100	$1.64	15d	1	0.39mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$995	$1.35	23d	1	0.44mi
1663 Hwy 95 Bullhead, AZ	1.0	1.0	688	$1,700	$2.47	15d	1	1.31mi
1770 Arriba Dr Bullhead City, AZ	1.0–3.0	1.0	826	$925	$1.12	15d	3	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-02
   days on market $105,000 Active 89 DOM
2. 2026-06-01
   days on market $105,000 Active 88 DOM
3. 2026-05-31
   days on market $105,000 Active 87 DOM
4. 2026-05-30
   days on market $105,000 Active 86 DOM
5. 2026-03-05
   listed $105,000 Active
6. 2023-03-08
   soldstatus $79,000 Closed 653-char remark

   Show marketing remark (653 chars)

   Owner will carry with large down. Property was recently appraised at $92,000. Therefore, this price is rock bottom. Priced to sell. Tucked away on a quiet cul-de-sac, this studio condo, on the ground floor, has all the sweetly remodeled upgrades. New flooring, cabinets, granite counter tops, new refrigerator with warranty, stove and freshly painted. You walk in and it has that fresh home feeling. The fixtures and AC/Heater are all new as well. Brand new refrigerator (with warranty) and water heater. This one is ready to move right in with a nice, secluded patio showcasing majestic mountain views. Your low HOA fees include water, trash and sewer.

7. 2023-02-10
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Owner will carry with large down. Property was recently appraised at $92,000. Therefore, this price is rock bottom. Priced to sell. Tucked away on a quiet cul-de-sac, this studio condo, on the ground floor, has all the sweetly remodeled upgrades. New flooring, cabinets, granite counter tops, new refrigerator with warranty, stove and freshly painted. You walk in and it has that fresh home feeling. The fixtures and AC/Heater are all new as well. Brand new refrigerator (with warranty) and water heater. This one is ready to move right in with a nice, secluded patio showcasing majestic mountain views. Your low HOA fees include water, trash and sewer.

8. 2023-02-02
   price $79,000 653-char remark

   Show marketing remark (653 chars)

   Owner will carry with large down. Property was recently appraised at $92,000. Therefore, this price is rock bottom. Priced to sell. Tucked away on a quiet cul-de-sac, this studio condo, on the ground floor, has all the sweetly remodeled upgrades. New flooring, cabinets, granite counter tops, new refrigerator with warranty, stove and freshly painted. You walk in and it has that fresh home feeling. The fixtures and AC/Heater are all new as well. Brand new refrigerator (with warranty) and water heater. This one is ready to move right in with a nice, secluded patio showcasing majestic mountain views. Your low HOA fees include water, trash and sewer.

9. 2023-01-23
   listed $89,000 Active 653-char remark

   Show marketing remark (653 chars)

   Owner will carry with large down. Property was recently appraised at $92,000. Therefore, this price is rock bottom. Priced to sell. Tucked away on a quiet cul-de-sac, this studio condo, on the ground floor, has all the sweetly remodeled upgrades. New flooring, cabinets, granite counter tops, new refrigerator with warranty, stove and freshly painted. You walk in and it has that fresh home feeling. The fixtures and AC/Heater are all new as well. Brand new refrigerator (with warranty) and water heater. This one is ready to move right in with a nice, secluded patio showcasing majestic mountain views. Your low HOA fees include water, trash and sewer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,590
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,055
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $761/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

+18.0% since first listed

5 events — show timeline

• 2026-03-05 Listed $105,000 ForSaleByOwner.com
• 2023-03-08 Sold (MLS) $79,000 WARDEX
• 2023-02-10 Pending — WARDEX
• 2023-02-02 Price Changed $79,000 WARDEX
• 2023-01-23 Listed $89,000 WARDEX