2050 W State Route 89a -- #105 · Cottonwood, AZ 86326

$136,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 199 Days on market

Built 1992 Est $189k · 28% under ↓ 15% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Lower price! Seller offers 6 month rent credit at close of escrow ($5490.00) A 55 Plus park, Completely remodeled, 2 x 2 plus extra bonus room, storage shed. 1 car garage & fully screened front porch. Home has additional parking pad for 2nd car or truck. Remodeled home, all appliances convey. New counters, new flooring, updated baths & laundry room/craft room or hobby room with tons of shelving & storage. Gas stove for the chef! New lighting, new sink, faucets and updated kitchen. Quiet corner location close to clubhouse. Front screened porch for entertaining. AC compressor replaced in 2021. Roof done in 2012.newer water heater. Water softener in home as well. Close to shopping & medical center! Pets welcome. Verify all fees with park. Own your home for less than renting

Key facts

• Enclosed sunroom
• Split floor plan
• Club house

Tags

• GATED PINE SHADOWS COMMUNITY
• SCREENED IN FRONT PORCH
• SPLIT FLOOR PLAN
• BUILT IN CABINETS
• ENCLOSED SUNROOM
• CLUB HOUSE

Property features AI

Finance

• Other: Lot size source: Assessor; Building area source: Assessor
• HOA & community: No association fees included; Land lease of $800 per month; Community amenities: pool, golf, pickleball courts, gated community

Exterior

• Parking: 1 covered parking space; 1 open parking space; Garage with opener (1 garage space)
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Composition roof
• Exterior features: Screened-in patio(s); Corner lot; Desert landscaping in front and back; Road maintenance agreement

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Pantry
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Pantry; Master bedroom with 3/4 bath; Skylight(s)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• Market conditions: Rents soft (-0.2%/yr); 270 active listings in the ZIP; 5 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 $2,211/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 $940 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $119,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $189,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W SR 89a -- #104	0.36mi	2/2.0	1,456 (0%)	1mo	$118,000	$81	82
2050 W State Route 89a -- #152	0.17mi	2/2.0	1,344 (-8%)	0mo	$205,000	$153	79
2050 W SR 89-a -- #96	0.10mi	3/2.0 (+1)	1,568 (+8%)	1mo	$155,000	$99	77
2050 W State Route 89a -- #86	0.10mi	3/2.0 (+1)	1,344 (-8%)	2mo	$35,000	$26	76
511 Mingus Shadows Dr	0.26mi	2/2.0	1,325 (-9%)	3mo	$262,500	$198	70
972 Trevino Dr	0.46mi	3/2.0 (+1)	1,382 (-5%)	2mo	$179,900	$130	63
1216 Hogan Dr	0.46mi	2/2.0	1,600 (+10%)	1mo	$248,000	$155	61
1065 Crenshaw Ave	0.74mi	3/2.0 (+1)	1,440 (-1%)	2mo	$180,000	$125	57
1024 Rankin Ave	0.48mi	3/2.0 (+1)	1,605 (+10%)	2mo	$199,900	$125	54
1077 W Highway 89a -- #209	0.68mi	3/2.0 (+1)	1,369 (-6%)	2mo	$110,000	$80	52
880 Calle Rosas --	0.61mi	3/2.0 (+1)	1,324 (-9%)	0mo	$279,999	$211	51
880 W On The Greens Blvd	0.60mi	3/2.0 (+1)	1,620 (+11%)	2mo	$249,900	$154	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: 15.5%
• Equity multiple: 1.60×
• Total profit: $22,891
• Equity at exit: $20,278

10-year hold

• IRR: 21.9%
• Equity multiple: 2.61×
• Total profit: $61,183
• Equity at exit: $11,759

Cash invested: $38,080 (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: 270
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $807

Break-even live

Break-even rent $1,190

Max offer price $136,000

Occupancy floor 59%

Sensitivity live

Price	-10% $901	-5% $854	+0% $807	+5% $760	+10% $713
Rent	-10% $632	-5% $719	+0% $807	+5% $894	+10% $981
Rate	-1.0pp $875	-0.5pp $841	base $807	+0.5pp $771	+1.0pp $736

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	22d	1	0.57mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.00mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	1.12mi
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	14d	1	1.18mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	14d	1	1.20mi

Listing history 6 events

1. 2026-05-03
   status Pending
2. 2026-01-21
   price $136,000
3. 2025-10-16
   price $145,000
4. 2025-10-15
   listed $152,000 Active
5. 2023-12-18
   soldstatus $159,900 814-char remark

   Show marketing remark (814 chars)

   New Lower price! Seller offers 6 month rent credit at close of escrow ($5490.00) A 55 Plus park, Completely remodeled, 2 x 2 plus extra bonus room, storage shed. 1 car garage & fully screened front porch. Home has additional parking pad for 2nd car or truck. Remodeled home, all appliances convey. New counters, new flooring, updated baths & laundry room/craft room or hobby room with tons of shelving & storage. Gas stove for the chef! New lighting, new sink, faucets and updated kitchen. Quiet corner location close to clubhouse. Front screened porch for entertaining. AC compressor replaced in 2021. Roof done in 2012.newer water heater. Water softener in home as well. Close to shopping & medical center! Pets welcome. Verify all fees with park. Own your home for less than renting

6. 2023-03-06
   listed $159,900 814-char remark

   Show marketing remark (814 chars)

   New Lower price! Seller offers 6 month rent credit at close of escrow ($5490.00) A 55 Plus park, Completely remodeled, 2 x 2 plus extra bonus room, storage shed. 1 car garage & fully screened front porch. Home has additional parking pad for 2nd car or truck. Remodeled home, all appliances convey. New counters, new flooring, updated baths & laundry room/craft room or hobby room with tons of shelving & storage. Gas stove for the chef! New lighting, new sink, faucets and updated kitchen. Quiet corner location close to clubhouse. Front screened porch for entertaining. AC compressor replaced in 2021. Roof done in 2012.newer water heater. Water softener in home as well. Close to shopping & medical center! Pets welcome. Verify all fees with park. Own your home for less than renting

ⓘ 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: $26,529
• − Mortgage interest: −$7,618
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$3,956
• Taxable income: $7,990
• Est. tax owed @ 24.0%: −$1,918
• After-tax cash flow: $7,762/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: 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

-14.9% since first listed

6 events — show timeline

• 2026-05-03 Pending — ARMLS
• 2026-01-21 Price Changed $136,000 ARMLS
• 2025-10-16 Price Changed $145,000 ARMLS
• 2025-10-15 Listed $152,000 ARMLS
• 2023-12-18 Sold (MLS) $159,900 ARMLS
• 2023-03-06 Listed $159,900 ARMLS