2350 Adobe #101 Rd · Bullhead City, AZ 86442

$117,900

2 bd · 2.0 ba · 397 sqft · Land public records · 59 Days on market

Built 2006 3,920 sqft lot

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Pristine 2-bedroom, 2-bath home offering 1,254 sq ft of comfortable living space, built in 2006 and ideally situated in the highly desirable Fox Creek Reserve/Enchantment a gated 55+ community. Residents enjoy exceptional amenities including a clubhouse, two pools, spa, pickleball courts, billiards room, library, BBQ area, cabana, and horseshoe pits. This well-maintained home features great curb appeal, an inviting gated courtyard, and additional backyard entertaining space. Inside, the flowing great room design seamlessly connects the living, dining, kitchen, and breakfast nook, creating an open and spacious feel. Recent updates include all-new laminate flooring and a neutral color palette

Key facts

• Gated community
• Clubhouse
• Pickleball courts

Tags

• GATED COMMUNITY
• CLUBHOUSE
• TWO POOLS
• SPA
• PICKLEBALL COURTS
• BILLIARDS ROOM

Property features AI

Finance

• Other: Zoning: R1MH (Single Family Mobile Home)
• HOA & community: Community clubhouse; Community fitness center; Senior community; Land is leased; Private maintained paved road

Exterior

• Parking: Carport (1 space)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property; Faces south
• Construction: Shingle roof
• Exterior features: Covered, enclosed patio; Patio; Shed(s); Pets allowed; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Garbage disposal; Refrigerator; Water purifier; Solid surface counters
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Window coverings; Accessible full bathroom
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $118k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $112k (4.6% below list).
• Recommended offer: $112k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $815 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 52 sale attempts since 12y ago; this cycle's ask is 9332% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,488 (4.6% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.95% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.49×
• Total profit: $-16,866
• Equity at exit: $17,579

10-year hold

• IRR: -11.9%
• Equity multiple: 0.39×
• Total profit: $-20,274
• Equity at exit: $10,194

Cash invested: $33,012 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $87

Break-even live

Break-even rent $1,015

Max offer price $117,900

Occupancy floor 87%

Sensitivity live

Price	-10% $154	-5% $120	+0% $87	+5% $53	+10% $20
Rent	-10% $-2	-5% $42	+0% $87	+5% $131	+10% $176
Rate	-1.0pp $146	-0.5pp $117	base $87	+0.5pp $56	+1.0pp $25

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   price $117,900 Active 59 DOM
2. 2026-06-18
   days on market $127,900 Active 59 DOM
3. 2026-06-17
   days on market $127,900 Active 58 DOM
4. 2026-06-16
   days on market $127,900 Active 57 DOM
5. 2026-06-15
   days on market $127,900 Active 56 DOM
6. 2026-06-14
   days on market $127,900 Active 54 DOM
7. 2026-06-13
   days on market $127,900 Active 53 DOM
8. 2026-06-10
   days on market $127,900 Active 51 DOM
9. 2026-06-09
   days on market $127,900 Active 50 DOM
10. 2026-06-08
    days on market $127,900 Active 49 DOM
11. 2026-06-07
    days on market $127,900 Active 48 DOM
12. 2026-06-05
    days on market $127,900 Active 45 DOM
13. 2026-06-02
    days on market $127,900 Active 43 DOM
14. 2026-06-01
    days on market $127,900 Active 42 DOM
15. 2026-05-31
    days on market $127,900 Active 41 DOM
16. 2026-05-30
    days on market $127,900 Active 40 DOM
17. 2024-09-18
    historical $1,250
18. 2024-09-17
    soldstatus $37,800,000
19. 2024-09-05
    listed $1,250
20. 2024-08-23
    historical $1,250
21. 2024-08-16
    listed $1,250
22. 2022-06-19
    listed $137,000 Active
23. 2022-04-20
    soldstatus $144,900
24. 2022-03-31
    soldstatus $112,900
25. 2022-03-24
    soldstatus $150,900
26. 2022-03-16
    listed $144,900
27. 2022-02-07
    listed $114,900
28. 2022-01-21
    listed $150,900
29. 2021-12-22
    listed $173,000
30. 2021-11-22
    soldstatus $115,000
31. 2021-11-05
    listed $125,000
32. 2021-10-21
    soldstatus $95,000
33. 2021-09-20
    listed $114,900
34. 2021-08-23
    soldstatus $147,000
35. 2021-08-06
    listed $99,900
36. 2021-07-08
    listed $155,900
37. 2021-06-07
    soldstatus $132,000
38. 2021-04-03
    listed $135,000
39. 2021-01-19
    soldstatus $115,000
40. 2020-12-18
    soldstatus $110,000
41. 2020-11-23
    listed $109,200
42. 2020-11-10
    listed $114,900
43. 2020-08-11
    soldstatus $80,000
44. 2020-07-15
    soldstatus $75,000
45. 2020-06-27
    listed $69,900
46. 2020-06-23
    soldstatus $92,000
47. 2020-06-12
    listed $79,500
48. 2020-02-18
    listed $89,000
49. 2020-02-07
    listed $95,000
50. 2019-10-02
    soldstatus $100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,614 · $134/mo
• Projected year-2 tax: $1,614 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 10 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: $13,499
• − Mortgage interest: −$6,604
• − Property taxes: −$1,614
• − Insurance: −$590
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,430
• Taxable loss: −$899
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,257/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

-97.4% since first listed

92 events — show timeline

• 2024-09-18 Rental Removed $1,250 RENTALBEAST
• 2024-09-17 Sold (Public Records) $37,800,000 Public Records
• 2024-09-05 Listed for Rent $1,250 RENTALBEAST
• 2024-08-23 Rental Removed $1,250 RENTALBEAST
• 2024-08-16 Listed for Rent $1,250 RENTALBEAST
• 2022-06-19 Listed $137,000 WARDEX
• 2022-04-20 Sold (MLS) $144,900 WARDEX
• 2022-03-31 Sold (MLS) $112,900 WARDEX
• 2022-03-24 Sold (MLS) $150,900 WARDEX
• 2022-03-16 Listed $144,900 WARDEX
• 2022-02-07 Listed $114,900 WARDEX
• 2022-01-21 Listed $150,900 WARDEX
• 2021-12-22 Listed $173,000 WARDEX
• 2021-11-22 Sold (MLS) $115,000 WARDEX
• 2021-11-05 Listed $125,000 WARDEX
• 2021-10-21 Sold (MLS) $95,000 WARDEX
• 2021-09-20 Listed $114,900 WARDEX
• 2021-08-23 Sold (MLS) $147,000 WARDEX
• 2021-08-06 Listed $99,900 WARDEX
• 2021-07-08 Listed $155,900 WARDEX
• 2021-06-07 Sold (MLS) $132,000 WARDEX
• 2021-04-03 Listed $135,000 WARDEX
• 2021-01-19 Sold (MLS) $115,000 WARDEX
• 2020-12-18 Sold (MLS) $110,000 WARDEX
• 2020-11-23 Listed $109,200 WARDEX
• 2020-11-10 Listed $114,900 WARDEX
• 2020-08-11 Sold (MLS) $80,000 WARDEX
• 2020-07-15 Sold (MLS) $75,000 WARDEX
• 2020-06-27 Listed $69,900 WARDEX
• 2020-06-23 Sold (MLS) $92,000 WARDEX
• 2020-06-12 Listed $79,500 WARDEX
• 2020-02-18 Listed $89,000 WARDEX
• 2020-02-07 Listed $95,000 WARDEX
• 2019-10-02 Sold (MLS) $100,000 WARDEX
• 2019-09-17 Sold (MLS) $112,000 WARDEX
• 2019-08-23 Listed $118,000 WARDEX
• 2019-08-16 Listed $114,999 WARDEX
• 2019-03-08 Sold (MLS) $62,000 WARDEX
• 2018-12-28 Sold (MLS) $84,000 WARDEX
• 2018-10-22 Sold (MLS) $67,000 WARDEX
• 2018-10-15 Sold (MLS) $86,500 WARDEX
• 2018-10-03 Listed $85,000 WARDEX
• 2018-09-15 Listed $69,900 WARDEX
• 2018-09-05 Sold (MLS) $95,000 WARDEX
• 2018-08-16 Listed $67,000 WARDEX
• 2018-07-13 Listed $95,000 WARDEX
• 2018-07-13 Listed $89,000 WARDEX
• 2018-05-01 Sold (MLS) $50,000 WARDEX
• 2018-03-28 Sold (MLS) $68,000 WARDEX
• 2018-03-09 Sold (MLS) $77,000 WARDEX
• 2018-02-27 Sold (MLS) $62,500 WARDEX
• 2018-02-22 Listed $65,000 WARDEX
• 2018-02-08 Listed $80,000 WARDEX
• 2018-01-22 Listed $89,900 WARDEX
• 2017-12-19 Listed $69,000 WARDEX
• 2017-11-21 Sold (MLS) $75,000 WARDEX
• 2017-08-02 Sold (MLS) $53,000 WARDEX
• 2017-07-14 Listed $59,000 WARDEX
• 2017-06-23 Sold (MLS) $55,000 WARDEX
• 2017-06-19 Sold (MLS) $48,000 WARDEX
• 2017-05-18 Listed $85,000 WARDEX
• 2017-04-21 Sold (MLS) $42,500 WARDEX
• 2017-04-19 Listed $65,000 WARDEX
• 2017-04-19 Listed $85,000 WARDEX
• 2017-03-09 Sold (MLS) $66,000 WARDEX
• 2017-02-08 Listed $49,000 WARDEX
• 2017-02-02 Sold (MLS) $48,000 WARDEX
• 2017-01-18 Listed $62,000 WARDEX
• 2017-01-17 Sold (MLS) $45,000 WARDEX
• 2016-12-22 Sold (MLS) $65,000 WARDEX
• 2016-09-09 Listed $55,000 WARDEX
• 2016-08-17 Listed $52,000 WARDEX
• 2016-08-17 Sold (MLS) $57,500 WARDEX
• 2016-08-01 Sold (MLS) $57,000 WARDEX
• 2016-07-22 Listed $69,500 WARDEX
• 2016-06-10 Listed $48,500 WARDEX
• 2016-06-02 Sold (MLS) $40,000 WARDEX
• 2016-05-02 Listed $55,000 WARDEX
• 2016-04-28 Listed $59,000 WARDEX
• 2016-02-29 Listed $59,000 WARDEX
• 2016-02-18 Sold (MLS) $59,000 WARDEX
• 2016-02-17 Listed $79,000 WARDEX
• 2016-02-11 Sold (MLS) $35,000 WARDEX
• 2015-12-25 Listed $59,000 WARDEX
• 2015-12-14 Listed $74,900 WARDEX
• 2015-10-31 Listed $69,900 WARDEX
• 2015-10-03 Listed $72,000 WARDEX
• 2015-09-04 Listed $42,500 WARDEX
• 2015-05-31 Listed $74,900 WARDEX
• 2015-03-23 Listed $39,900 WARDEX
• 2014-07-17 Listed $55,000 WARDEX
• 2014-02-01 Listed $48,000 LHAR

Property tax history

+0.2%/yr

Latest (2025): $1,614 · +2.9% YoY. Source: county tax records.