1085 Crenshaw Ave · Cottonwood, AZ 86326

$169,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 17 Days on market

Built 2022 Good condition Est $180k · 6% under ↓ 17% since listing

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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
• ARV discount +10.0/15.0
• 1% rule +8.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2022 home in On The Greens offering bright, modern, low-maintenance living in an active adult leased-land community. The open floor plan features a spacious living area, stylish kitchen with white cabinetry, stainless appliances, generous counter space, and comfortable flow. The primary suite includes dual sinks and a walk-in shower, with additional space for guests, office, or hobbies. Enjoy a welcoming front porch, covered parking, and easy-care outdoor spaces. On The Greens offers an active lifestyle with two pools, spa, fitness center, yoga room, firepits, golf course, pickleball courts, and year-round activities led by a full-time Lifestyle Director, including cl

Key facts

• 4 parking spots
• Community pool
• Built 2022

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: No association fees; Land lease of $650 per month; Community pool; Community spa (heated); Golf; Pickleball courts; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private well water; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership; Desert and mountain views
• Construction: Cement siding; Steel frame construction; Composition roof
• Exterior features: Gravel/stone front yard; Gravel/stone back yard; Heated spa

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in electric oven; Built-in microwave; Non-laminate countertops
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double vanity; Eat-in kitchen; Breakfast bar; 9+ flat ceilings; Full bath in primary bedroom; ENERGY STAR qualified windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,316/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 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: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.54%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Crenshaw Ave	0.05mi	3/2.0	1,440 (0%)	2mo	$180,000	$125	96
992 Trevino Dr	0.34mi	3/2.0	1,431 (-1%)	3mo	$195,000	$136	80
972 Trevino Dr	0.34mi	3/2.0	1,382 (-4%)	2mo	$179,900	$130	76
2050 W St Route 89a -- #273	0.47mi	3/2.0	1,440 (0%)	7mo	$150,000	$104	72
2050 W SR 89a -- #104	0.47mi	2/2.0 (-1)	1,456 (+1%)	1mo	$118,000	$81	70
880 W On The Greens Blvd	0.16mi	3/2.0	1,620 (+12%)	2mo	$249,900	$154	70
1024 Rankin Ave	0.30mi	3/2.0	1,605 (+12%)	2mo	$199,900	$125	65
1216 Hogan Dr	0.27mi	2/2.0 (-1)	1,600 (+11%)	1mo	$248,000	$155	63
2050 W State Route 89a -- #158	0.47mi	3/2.0	1,334 (-7%)	5mo	$130,000	$97	62
2050 W State Route 89a -- #86	0.64mi	3/2.0	1,344 (-7%)	2mo	$35,000	$26	57
2050 W State Route 89-a -- #92	0.64mi	3/2.0	1,344 (-7%)	4mo	$145,000	$108	56
2050 W SR 89-a -- #96	0.64mi	3/2.0	1,568 (+9%)	1mo	$155,000	$99	55

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,476
• Equity at exit: $25,333

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $34,191
• Equity at exit: $14,690

Cash invested: $47,572 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $656

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 67%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.48mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	1.25mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	1.26mi
133 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,700	$1.67	13d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $169,900 Active 17 DOM
2. 2026-06-17
   days on market $169,900 Active 16 DOM
3. 2026-06-16
   days on market $169,900 Active 15 DOM
4. 2026-06-15
   days on market $169,900 Active 14 DOM
5. 2026-06-14
   days on market $169,900 Active 12 DOM
6. 2026-06-13
   days on market $169,900 Active 11 DOM
7. 2026-06-10
   days on market $169,900 Active 9 DOM
8. 2026-06-09
   days on market $169,900 Active 8 DOM
9. 2026-06-08
   days on market $169,900 Active 7 DOM
10. 2026-06-07
    days on market $169,900 Active 6 DOM
11. 2026-06-05
    days on market $169,900 Active 3 DOM
12. 2026-06-03
    days on market $169,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $169,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 20 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: $27,795
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$4,943
• Taxable income: $5,490
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $6,550/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 None rehab

This 2022 manufactured home in On The Greens is in excellent condition with a good condition score of 80. It features a spacious floor plan, modern kitchen, and well-maintained exterior. The home is move-in ready and offers a good return on investment with minor updates that can further increase its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase resale value.
• Both Adding a smart home system — Enhances convenience and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Both Adding a smart home system — Enhances convenience and can increase both resale and rental value. ↑

ⓘ 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

-17.1% since first listed

12 events — show timeline

• 2026-06-01 Listed $169,900 ARMLS
• 2026-04-25 Listing Removed — ARMLS
• 2026-03-07 Price Changed $179,500 ARMLS
• 2026-01-30 Relisted — ARMLS
• 2026-01-30 Price Changed $189,900 ARMLS
• 2025-11-11 Listing Removed — ARMLS
• 2025-10-30 Price Changed $192,500 ARMLS
• 2025-10-30 Relisted — ARMLS
• 2025-10-25 Listing Removed — ARMLS
• 2025-10-11 Price Changed $195,000 ARMLS
• 2025-09-20 Price Changed $198,500 ARMLS
• 2025-08-12 Listed $205,000 ARMLS