1527 Private Rd · Prescott, AZ 86301

$125,000

2 bd · 1.0 ba · 640 sqft · Manufactured · 231 Days on market

Manufactured home 55+ age-restricted Built 2024 Good condition 435 sqft lot $195/sqft · 59% below area ↓ 26% since listing

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Why this score? — see what drove the C- 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• 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. -4.4

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 $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 796 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 231 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 231 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. 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $304,909
• List price: $125,000
• Delta: -59.00%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Acklin Dr	0.05mi	2/1.0	784 (+22%)	30mo	$104,800	$134	53
1523 Acklin Dr	0.09mi	2/1.0	784 (+22%)	35mo	$100,000	$128	51
1508 Private Rd	0.12mi	1/1.0 (-1)	528 (-18%)	45mo	$57,000	$108	44
2898 E Granite Gardens Dr	1.42mi	1/1.0 (-1)	560 (-12%)	0mo	$329,000	$588	39
5070 N Summer Home Way	1.40mi	2/1.0	700 (+9%)	29mo	$282,000	$403	29
3140 Olive Dr	1.18mi	2/1.5	721 (+13%)	52mo	$160,000	$222	22
3110 Baylor Dr	2.22mi	2/1.0	785 (+23%)	23mo	$242,000	$308	21
2153 E Lillian Ln	1.30mi	2/1.0	786 (+23%)	37mo	$350,000	$445	20
5018 Porter Creek Dr	0.94mi	2/1.0	828 (+29%)	42mo	$45,000	$54	20
15285 N Hootennanny Rd	2.02mi	2/1.0	480 (-25%)	49mo	$87,000	$181	20
3115 Olive Dr	1.20mi	2/1.5	733 (+14%)	42mo	$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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,365
• Equity at exit: $18,638

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-5,890
• 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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $84,500 ($117/sqft)
• Median days on market: 86 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +305.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 796
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,364 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: −$286
• Net cashflow: $213

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $300	-5% $257	+0% $213	+5% $170	+10% $127
Rent	-10% $106	-5% $160	+0% $213	+5% $267	+10% $321
Rate	-1.0pp $276	-0.5pp $245	base $213	+0.5pp $181	+1.0pp $148

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4075 State Highway 89 Unit 1257802P Prescott, AZ	1.0	1.0	495	$2,596	$5.24	24d	1	1.02mi

Listing history 50 events

1. 2026-11-08
   days on market $125,000 Active 231 DOM
2. 2026-11-07
   days on market $125,000 Active 230 DOM
3. 2026-11-06
   days on market $125,000 Active 229 DOM
4. 2026-11-05
   days on market $125,000 Active 228 DOM
5. 2026-11-04
   days on market $125,000 Active 227 DOM
6. 2026-11-02
   days on market $125,000 Active 225 DOM
7. 2026-11-01
   days on market $125,000 Active 224 DOM
8. 2026-10-31
   days on market $125,000 Active 223 DOM
9. 2026-10-30
   days on market $125,000 Active 222 DOM
10. 2026-10-29
    days on market $125,000 Active 221 DOM
11. 2026-10-28
    days on market $125,000 Active 220 DOM
12. 2026-10-27
    days on market $125,000 Active 219 DOM
13. 2026-10-26
    days on market $125,000 Active 218 DOM
14. 2026-10-25
    days on market $125,000 Active 217 DOM
15. 2026-10-24
    days on market $125,000 Active 216 DOM
16. 2026-10-23
    days on market $125,000 Active 215 DOM
17. 2026-10-22
    days on market $125,000 Active 214 DOM
18. 2026-10-21
    days on market $125,000 Active 213 DOM
19. 2026-10-20
    days on market $125,000 Active 212 DOM
20. 2026-10-19
    days on market $125,000 Active 211 DOM
21. 2026-10-18
    days on market $125,000 Active 210 DOM
22. 2026-10-17
    days on market $125,000 Active 209 DOM
23. 2026-10-16
    days on market $125,000 Active 208 DOM
24. 2026-10-15
    days on market $125,000 Active 207 DOM
25. 2026-10-14
    days on market $125,000 Active 206 DOM
26. 2026-10-13
    days on market $125,000 Active 205 DOM
27. 2026-10-12
    days on market $125,000 Active 204 DOM
28. 2026-10-11
    days on market $125,000 Active 203 DOM
29. 2026-10-10
    days on market $125,000 Active 202 DOM
30. 2026-10-09
    days on market $125,000 Active 201 DOM
31. 2026-10-08
    days on market $125,000 Active 200 DOM
32. 2026-10-07
    days on market $125,000 Active 199 DOM
33. 2026-10-06
    days on market $125,000 Active 198 DOM
34. 2026-10-05
    days on market $125,000 Active 197 DOM
35. 2026-10-04
    days on market $125,000 Active 196 DOM
36. 2026-10-04
    days on market $125,000 Active 195 DOM
37. 2026-10-02
    days on market $125,000 Active 194 DOM
38. 2026-10-01
    days on market $125,000 Active 193 DOM
39. 2026-09-30
    days on market $125,000 Active 192 DOM
40. 2026-09-29
    days on market $125,000 Active 191 DOM
41. 2026-09-28
    days on market $125,000 Active 190 DOM
42. 2026-09-27
    days on market $125,000 Active 189 DOM
43. 2026-09-26
    days on market $125,000 Active 188 DOM
44. 2026-09-25
    days on market $125,000 Active 187 DOM
45. 2026-09-24
    days on market $125,000 Active 186 DOM
46. 2026-09-24
    days on market $125,000 Active 185 DOM
47. 2026-09-22
    days on market $125,000 Active 184 DOM
48. 2026-09-21
    days on market $125,000 Active 183 DOM
49. 2026-09-20
    days on market $125,000 Active 182 DOM
50. 2026-09-19
    days on market $125,000 Active 181 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: $16,364
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,636
• Taxable income: $607
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,416/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%
• 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