1527 Private Rd · Prescott, AZ 86301

$125,000

2 bd · 1.0 ba · 640 sqft · Manufactured · 139 Days on market

Manufactured home 55+ age-restricted Built 2024 Good condition 435 sqft lot $195/sqft · 56% below area ↓ 26% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -3.9

Listing remarks MLS

In Beautiful Scenic Park; here is an opportunity in the captivating Prescott, AZ 55+ Mobile Home Park. Overlooking the picturesque Dells walking distance to Willow Lake. This exquisite 640 square-foot home, crafted by CAVCO in 2024, embodies modern comfort and scenic allure. Embrace nature with nearby hiking trails that lead to the Granite Dells, offering a blend of tranquil living and outdoor adventure in one of Arizona's most beautiful landscapes. The home has been positioned for the best VIEWS! Brand-new Air conditioning amongst all the niceties of a fresh new home!! New Whirlpool appliances! Don't pass up this opportunity to live amongst the natural setting, minutes from all things! A new shed for any need is also included in the sale!! Furnishings inside the home are a perfect fit for the home and can be negotiated!

Key facts

• Nearby hiking trails
• Best views
• Granite dells

Tags

• NEARBY HIKING TRAILS
• GRANITE DELLS
• BEST VIEWS
• NEW WHIRLPOOL APPLIANCES
• NEW SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $53 ($638/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 $116k (7.1% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents flat; 620 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $281,411
• List price: $125,000
• Delta: -55.58%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Acklin Dr	0.05mi	2/1.0	784 (+22%)	27mo	$104,800	$134	53
1523 Acklin Dr	0.09mi	2/1.0	784 (+22%)	32mo	$100,000	$128	51
1508 Private Rd	0.12mi	1/1.0 (-1)	528 (-18%)	42mo	$57,000	$108	44
5070 N Summer Home Way	1.40mi	2/1.0	700 (+9%)	26mo	$282,000	$403	29
3110 Baylor Dr	2.22mi	2/1.0	785 (+23%)	20mo	$242,000	$308	23
3140 Olive Dr	1.18mi	2/1.5	721 (+13%)	49mo	$160,000	$222	22
2153 E Lillian Ln	1.30mi	2/1.0	786 (+23%)	34mo	$350,000	$445	20
5018 Porter Creek Dr	0.94mi	2/1.0	828 (+29%)	39mo	$45,000	$54	20
15285 N Hootennanny Rd	2.02mi	2/1.0	480 (-25%)	46mo	$87,000	$181	20
3115 Olive Dr	1.20mi	2/1.5	733 (+14%)	39mo	$125,000	$171	19

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-20,024
• Equity at exit: $18,638

10-year hold

• IRR: -14.4%
• Equity multiple: 0.28×
• Total profit: $-25,309
• Equity at exit: $10,808

Cash invested: $35,000 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 620
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $53

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $96	+0% $53	+5% $10	+10% $-33
Rent	-10% $-39	-5% $7	+0% $53	+5% $99	+10% $145
Rate	-1.0pp $116	-0.5pp $85	base $53	+0.5pp $21	+1.0pp $-12

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 139 DOM
2. 2026-08-07
   days on market $125,000 Active 138 DOM
3. 2026-08-06
   days on market $125,000 Active 137 DOM
4. 2026-08-05
   days on market $125,000 Active 136 DOM
5. 2026-08-04
   days on market $125,000 Active 135 DOM
6. 2026-08-03
   days on market $125,000 Active 134 DOM
7. 2026-07-31
   days on market $125,000 Active 131 DOM
8. 2026-07-29
   days on market $125,000 Active 129 DOM
9. 2026-07-27
   days on market $125,000 Active 127 DOM
10. 2026-07-25
    days on market $125,000 Active 125 DOM
11. 2026-07-23
    days on market $125,000 Active 123 DOM
12. 2026-07-22
    days on market $125,000 Active 122 DOM
13. 2026-07-21
    days on market $125,000 Active 121 DOM
14. 2026-07-18
    days on market $125,000 Active 118 DOM
15. 2026-07-16
    days on market $125,000 Active 116 DOM
16. 2026-07-16
    days on market $125,000 Active 115 DOM
17. 2026-07-14
    days on market $125,000 Active 114 DOM
18. 2026-07-13
    days on market $125,000 Active 113 DOM
19. 2026-07-12
    days on market $125,000 Active 112 DOM
20. 2026-07-11
    days on market $125,000 Active 111 DOM
21. 2026-07-10
    days on market $125,000 Active 110 DOM
22. 2026-07-09
    days on market $125,000 Active 109 DOM
23. 2026-07-08
    days on market $125,000 Active 108 DOM
24. 2026-07-07
    days on market $125,000 Active 107 DOM
25. 2026-07-06
    days on market $125,000 Active 106 DOM
26. 2026-07-06
    days on market $125,000 Active 105 DOM
27. 2026-07-04
    days on market $125,000 Active 104 DOM
28. 2026-07-03
    days on market $125,000 Active 103 DOM
29. 2026-07-02
    days on market $125,000 Active 102 DOM
30. 2026-07-01
    days on market $125,000 Active 101 DOM
31. 2026-06-30
    days on market $125,000 Active 100 DOM
32. 2026-06-29
    days on market $125,000 Active 99 DOM
33. 2026-06-28
    days on market $125,000 Active 98 DOM
34. 2026-06-28
    days on market $125,000 Active 97 DOM
35. 2026-06-27
    days on market $125,000 Active 96 DOM
36. 2026-06-25
    days on market $125,000 Active 94 DOM
37. 2026-06-23
    days on market $125,000 Active 92 DOM
38. 2026-06-21
    days on market $125,000 Active 91 DOM
39. 2026-06-18
    days on market $125,000 Active 88 DOM
40. 2026-06-17
    days on market $125,000 Active 87 DOM
41. 2026-06-16
    days on market $125,000 Active 86 DOM
42. 2026-06-15
    days on market $125,000 Active 85 DOM
43. 2026-06-14
    days on market $125,000 Active 83 DOM
44. 2026-06-13
    days on market $125,000 Active 82 DOM
45. 2026-06-10
    days on market $125,000 Active 80 DOM
46. 2026-06-09
    days on market $125,000 Active 79 DOM
47. 2026-06-08
    days on market $125,000 Active 78 DOM
48. 2026-06-07
    days on market $125,000 Active 77 DOM
49. 2026-06-05
    days on market $125,000 Active 74 DOM
50. 2026-06-02
    days on market $125,000 Active 72 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 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $13,929
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,636
• Taxable loss: −$1,438
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $983/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 Cosmetic rehab Est. rehab $3,200–$9,600 screening

This 640 sq ft manufactured home in Prescott, AZ is in good condition with modern appliances and a fresh paint job. It offers a great opportunity for a move-in-ready living space with scenic views and easy access to outdoor activities.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Granite Mountain Middle School F AZ #371/1,109 Nat'l #17,861/41,679

Schools (NCES district)

• District: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

B Composite livability gradescore 73/100

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 241,389 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• Metro: Prescott Valley-Prescott, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-26.0% since first listed

10 events — show timeline

• 2026-03-22 Listed $125,000 PAARMLS as Distributed by MLS Grid
• 2024-10-28 Pending — PAARMLS as Distributed by MLS Grid
• 2024-10-09 Contingent — PAARMLS as Distributed by MLS Grid
• 2024-09-17 Price Changed $129,000 PAARMLS as Distributed by MLS Grid
• 2024-08-11 Price Changed $139,000 PAARMLS as Distributed by MLS Grid
• 2024-07-09 Price Changed $149,000 PAARMLS as Distributed by MLS Grid
• 2024-06-07 Price Changed $159,000 PAARMLS as Distributed by MLS Grid
• 2024-04-18 Listed $169,000 PAARMLS as Distributed by MLS Grid
• 2024-02-07 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-11-18 Listed $169,000 PAARMLS as Distributed by MLS Grid