840 W On The Greens Blvd · Cottonwood, AZ 86326

$249,000

2 bd · 2.0 ba · 1,632 sqft · Manufactured · 110 Days on market

Built 2006 Good condition Est $219k · 14% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2006 Cavco home offering 1,632 sq ft of comfortable living space and an open-concept floor plan. The home features 2 bedrooms plus an office and a desirable split-bedroom layout for added privacy. Newer laminate wood flooring runs through the main living room and bedrooms creating a warm and inviting feel. The kitchen includes a new stainless steel oven and microwave, ready for everyday cooking and entertaining. Enjoy outdoor living with large covered front and back porches, perfect for relaxing or gathering with guests. The property also features a spacious two-car garage and an extended driveway providing ample parking and convenience. A great combination o

Key facts

• Extended driveway
• 2 garage spots
• Community pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• NEW STAINLESS STEEL OVEN
• LARGE COVERED FRONT PORCHES
• SPACIOUS TWO-CAR GARAGE
• EXTENDED DRIVEWAY

Property features AI

Finance

• Other: Building area reported by owner; Lot size reported by owner
• HOA & community: Land lease: $583.67 monthly; No association fees included; Gated community; Community pool; Pickleball courts; Fitness center; Biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 4 open parking spaces; 2-car garage
• Utilities: City water; Public sewer; 220V in kitchen (electric)
• Home design: Manufactured / mobile home; Leasehold ownership; Desert view
• Construction: Lap siding; Wood frame construction; Composition roof
• Exterior features: Partial fencing; Desert front and back; City-maintained road access; Asphalt road surface

Interior

• Kitchen: Built-in microwave; 220V outlet in kitchen; Dishwasher; Garbage disposal
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Double vanity; Eat-in kitchen; Master bedroom with 3/4 bath; Dual-pane windows
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $35 ($419/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 $222k (10.7% below list).
• Recommended offer: $222k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% 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: Mountain View Preparatory School (math 30% / reading 44%, grade F, #438 of 1,109 statewide, top 41%, 403 students, 33% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 269 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,222/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $7k 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 110 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

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 $222,240 (10.7% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $218,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Hogan Dr	0.12mi	2/2.0	1,600 (-2%)	1mo	$248,000	$155	91
880 W On The Greens Blvd	0.04mi	3/2.0 (+1)	1,620 (-1%)	2mo	$249,900	$154	90
1024 Rankin Ave	0.14mi	3/2.0 (+1)	1,605 (-2%)	2mo	$199,900	$125	84
700 W On The Greens Blvd	0.21mi	2/2.0	1,720 (+5%)	1mo	$277,500	$161	81
2050 W SR 89a -- #104	0.31mi	2/2.0	1,456 (-11%)	1mo	$118,000	$81	67
2050 W State Route 89-a -- #344	0.49mi	3/2.0 (+1)	1,680 (+3%)	2mo	$200,000	$119	66
1065 Crenshaw Ave	0.18mi	3/2.0 (+1)	1,440 (-12%)	2mo	$180,000	$125	66
2050 W SR 89-a -- #96	0.49mi	3/2.0 (+1)	1,568 (-4%)	1mo	$155,000	$99	64
992 Trevino Dr	0.18mi	3/2.0 (+1)	1,431 (-12%)	3mo	$195,000	$136	63
1139 W On The Greens Blvd	0.14mi	3/2.0 (+1)	1,404 (-14%)	8mo	$245,000	$175	58
2050 W State Route 89a -- #345	0.33mi	3/2.0 (+1)	1,800 (+10%)	6mo	$240,300	$134	57
2050 W St Route 89a -- #273	0.31mi	3/2.0 (+1)	1,440 (-12%)	7mo	$150,000	$104	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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-44,605
• Equity at exit: $37,127

10-year hold

• IRR: -18.8%
• Equity multiple: 0.12×
• Total profit: $-61,011
• Equity at exit: $21,529

Cash invested: $69,720 (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: 269
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,222 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $35

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 93%

Sensitivity live

Price	-10% $207	-5% $121	+0% $35	+5% $-51	+10% $-137
Rent	-10% $-141	-5% $-53	+0% $35	+5% $123	+10% $210
Rate	-1.0pp $160	-0.5pp $98	base $35	+0.5pp $-30	+1.0pp $-95

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	23d	1	0.32mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	15d	1	1.11mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	15d	1	1.12mi

Listing history 19 events

1. 2026-06-21
   days on market $249,000 Active 110 DOM
2. 2026-06-18
   days on market $249,000 Active 107 DOM
3. 2026-06-17
   days on market $249,000 Active 106 DOM
4. 2026-06-16
   days on market $249,000 Active 105 DOM
5. 2026-06-15
   days on market $249,000 Active 104 DOM
6. 2026-06-14
   days on market $249,000 Active 102 DOM
7. 2026-06-13
   days on market $249,000 Active 101 DOM
8. 2026-06-10
   days on market $249,000 Active 99 DOM
9. 2026-06-09
   days on market $249,000 Active 98 DOM
10. 2026-06-08
    days on market $249,000 Active 97 DOM
11. 2026-06-07
    days on market $249,000 Active 96 DOM
12. 2026-06-05
    days on market $249,000 Active 93 DOM
13. 2026-06-03
    days on market $249,000 Active 92 DOM
14. 2026-06-03
    price $249,000 Active 91 DOM
15. 2026-06-02
    days on market $265,999 Active 91 DOM
16. 2026-06-01
    days on market $265,999 Active 90 DOM
17. 2026-05-31
    days on market $265,999 Active 89 DOM
18. 2026-05-30
    days on market $265,999 Active 88 DOM
19. 2026-03-03
    listed $265,999 Active

ⓘ 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: $26,669
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$7,244
• Taxable loss: −$3,770
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $1,324/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2006 Cavco home offers a good condition with fresh paint and no visible repairs needed. It's ready for a new owner to move in and enjoy.

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Replace gutters — Clean gutters improve home's appearance and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Replace gutters — Clean gutters improve home's appearance and functionality ↑

ⓘ 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

1 event — show timeline

• 2026-03-03 Listed $265,999 ARMLS