2050 W State Route 89a -- #141 · Cottonwood, AZ 86326

$169,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 13 Days on market

Built 1992 Fair condition Est $203k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 br plus bonus room Dryer and Fridge less than 1 year old Handicap ramp double size shed/workshop Electric stove Dryer , heat , hot water all natural gas

Key facts

• Central heat and air
• Front porch
• Ceiling fans

Tags

• FRONT PORCH
• COAT CLOSET AT ENTRY
• CENTRAL HEAT AND AIR
• CEILING FANS
• SKY LIGHTS
• GAS RANGE WITH DOWN-DRAFT

Property features AI

Finance

• HOA & community: Monthly land lease ($731); Association covers water, sewer and trash; Community amenities: pool, racquetball, golf, gated community, tennis courts, fitness center

Exterior

• Parking: 2 open parking spaces; 1 covered space; 1 carport space
• Utilities: City water; Public sewer; Utilities (see remarks)
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Block construction
• Exterior features: Desert front and desert back landscaping; Fencing (see remarks); Composition roof

Interior

• Bedrooms: Space for up to 4 bedrooms
• Flooring: Laminate; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Full bath in the primary bedroom; Skylight(s)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 11.1% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,338/mo this rent would consume 49% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $67k; list at $169k implies a 152% gain — meaningful room to come down on a strong offer.

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 $169,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $202,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W SR 89-a -- #96	0.00mi	3/2.0	1,568 (+0%)	1mo	$155,000	$99	98
2050 W State Route 89-a -- #344	0.00mi	3/2.0	1,680 (+8%)	2mo	$200,000	$119	86
1024 Rankin Ave	0.38mi	3/2.0	1,605 (+3%)	2mo	$199,900	$125	76
2050 W State Route 89a -- #86	0.00mi	3/2.0	1,344 (-14%)	2mo	$35,000	$26	75
1216 Hogan Dr	0.38mi	2/2.0 (-1)	1,600 (+3%)	1mo	$248,000	$155	73
2050 W SR 89a -- #104	0.26mi	2/2.0 (-1)	1,456 (-7%)	1mo	$118,000	$81	71
880 W On The Greens Blvd	0.52mi	3/2.0	1,620 (+4%)	2mo	$249,900	$154	68
972 Trevino Dr	0.37mi	3/2.0	1,382 (-11%)	2mo	$179,900	$130	62
2050 W State Route 89a -- #152	0.24mi	2/2.0 (-1)	1,344 (-14%)	0mo	$205,000	$153	61
1065 Crenshaw Ave	0.67mi	3/2.0	1,440 (-8%)	2mo	$180,000	$125	54
1040 Calle Tomallo --	0.58mi	3/3.0	1,716 (+10%)	0mo	$324,000	$189	52
700 W On The Greens Blvd	0.65mi	2/2.0 (-1)	1,720 (+10%)	1mo	$277,500	$161	47

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: 5.1%
• Equity multiple: 1.19×
• Total profit: $9,064
• Equity at exit: $25,198

10-year hold

• IRR: 11.6%
• Equity multiple: 1.79×
• Total profit: $37,266
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $679

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 66%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.44mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	1.05mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	21d	1	1.07mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	1.12mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	13d	1	1.13mi
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	13d	1	1.30mi

Listing history 7 events

1. 2026-05-09
   listed $169,000 Active
2. 2026-01-19
   historical
3. 2025-12-27
   status Active
4. 2025-12-15
   historical
5. 2025-11-26
   listed $198,000 Active
6. 2019-10-31
   soldstatus $67,000 164-char remark

   Show marketing remark (164 chars)

   3 br plus bonus room Dryer and Fridge less than 1 year old Handicap ramp double size shed/workshop Electric stove Dryer , heat , hot water all natural gas

7. 2019-07-17
   listed $69,900 164-char remark

   Show marketing remark (164 chars)

   3 br plus bonus room Dryer and Fridge less than 1 year old Handicap ramp double size shed/workshop Electric stove Dryer , heat , hot water all natural gas

ⓘ 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: $28,059
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$4,916
• Taxable income: $5,807
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $6,758/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, which would significantly increase its resale value. The current condition is fair, with average interior and exterior conditions. Routine maintenance and landscaping improvements would also enhance its rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Minor bathroom fixtures — standard fixtures, could be replaced

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures — modernizing the bathrooms would attract more buyers
• Both paint interior walls — improves the overall appearance and can be done inexpensively
• Rental trim and maintain landscaping — improves curb appeal and can attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, could be replaced	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathrooms would attract more buyers ↑
• Both paint interior walls — improves the overall appearance and can be done inexpensively ↑
• Rental trim and maintain landscaping — improves curb appeal and can attract more renters ↑

ⓘ 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

+141.8% since first listed

7 events — show timeline

• 2026-05-09 Listed $169,000 ARMLS
• 2026-01-19 Listing Removed — ARMLS
• 2025-12-27 Relisted — ARMLS
• 2025-12-15 Listing Removed — ARMLS
• 2025-11-26 Listed $198,000 ARMLS
• 2019-10-31 Sold (MLS) $67,000 ARMLS
• 2019-07-17 Listed $69,900 ARMLS