4950 Apache Way #42 Way · Walnut Creek, AZ 86413

$125,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 51 Days on market

Built 1994 Good condition

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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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Spacious, comfortable, and designed for easy living, this charming 2BR, 2BA Cavco manufactured home offers approximately 1,200 sq. ft. of thoughtfully designed living space in the desirable 55+ community of Adobe Senior Park centrally located in beautiful sunny Golden Valley where you will surely enjoy our amazing Arizona desert, beautiful sunrises, sunsets and starry night skies. The open concept floor plan is enhanced by vaulted ceilings and beautiful bay windows in the dining area, filling the home with natural light and creating a bright, welcoming atmosphere. The well-designed layout includes a functional utility room with pantry space, a nicely sized guest bedroom with ample closet st

Key facts

• Parking
• Built 1994
• Listed 51 days

Property features AI

Finance

• HOA & community: Clubhouse; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Underground utilities; Septic tank
• Home design: Manufactured home (Double Wide); Residential property; Faces west; Builder: Cavco; Zoned RMH (Residential Mobile Homes)
• Construction: Shingle roof
• Exterior features: Covered patio; Patio; No pool; Has view; Paved road; Private maintained road

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; Accessible full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Open floorplan; Pantry; Vaulted ceilings; Walk-in closet(s); Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry inside (common area access)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#192 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing A-; Watch: health & safety C-, schools D+, crime D.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 830 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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 D-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. 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.30×
• Total profit: $80,561
• Equity at exit: $112,610

10-year hold

• IRR: 25.3%
• Equity multiple: 7.50×
• Total profit: $227,479
• Equity at exit: $242,848

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 86413

• Home prices YoY: 4.5%
• Active inventory: 830
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $196

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 80%

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
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 51 DOM
2. 2026-06-17
   days on market $125,000 Active 50 DOM
3. 2026-06-16
   days on market $125,000 Active 49 DOM
4. 2026-06-15
   days on market $125,000 Active 48 DOM
5. 2026-06-14
   days on market $125,000 Active 46 DOM
6. 2026-06-13
   days on market $125,000 Active 45 DOM
7. 2026-06-10
   days on market $125,000 Active 43 DOM
8. 2026-06-09
   days on market $125,000 Active 42 DOM
9. 2026-06-08
   days on market $125,000 Active 41 DOM
10. 2026-06-07
    days on market $125,000 Active 40 DOM
11. 2026-06-05
    days on market $125,000 Active 37 DOM
12. 2026-06-03
    days on market $125,000 Active 36 DOM
13. 2026-06-02
    days on market $125,000 Active 35 DOM
14. 2026-06-01
    days on market $125,000 Active 34 DOM
15. 2026-05-31
    days on market $125,000 Active 33 DOM
16. 2026-05-30
    days on market $125,000 Active 32 DOM
17. 2026-04-27
    listed $125,000 Active 1690-char remark
18. 2021-04-16
    listed $77,000

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

Taxation est. · year 1

• Rental income: $16,094
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,636
• Taxable income: $381
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,257/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2BR, 2BA Cavco manufactured home in Adobe Senior Park is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet in living areas — Improves comfort and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in living areas — Improves comfort and appearance ↑

ⓘ 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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Walnut Creek

• Score: 59/100
• State rank: #192
• US rank: #19764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,075

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 11% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Arabic 1%

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: ▲ 15.34%
• Current HPI: 354.9906
• Rent YoY: —
• Metro: —
• 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

+62.3% since first listed

2 events — show timeline

• 2026-04-27 Listed $125,000 WARDEX
• 2021-04-16 Listed $77,000 WARDEX