4115 El Paso Rd · Bullhead City, AZ 86429

$170,000

3 bd · 2.0 ba · 1,152 sqft · Land public records · 11 Days on market

Built 1979

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0
• Schools +1.6/10.0

Listing remarks MLS

Escape to top of the hills in Punto De Vista. Sites on 1.15 acres. 3bedrooms, 2 baths and AZ room. The . 82 acre LOT CONVEYS TOO WITH THIS HOME.

Key facts

• Colorado river
• Two spacious lots
• Outdoor living

Tags

• TWO SPACIOUS LOTS
• OUTDOOR LIVING
• NEAR LOCAL AMENITIES
• COLORADO RIVER

Property features AI

Finance

• Other: Zoned R1 Single-Family Residential

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Residential single-family home; Entry features include ceiling fan(s)
• Construction: Shingle roof
• Exterior features: No fencing; Irregular lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans for cooling; No central heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $158k (7.1% below list).
• Recommended offer: $158k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (-0.6%/yr); 328 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.
• Current owner paid $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,919 (7.1% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 9.0

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-17,838
• Equity at exit: $25,348

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-15,153
• Equity at exit: $14,698

Cash invested: $47,600 (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 86429

• Home prices YoY: -1.8%
• Rents YoY: -0.6%
• Active inventory: 328
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $226

Break-even live

Break-even rent $1,293

Max offer price $170,000

Occupancy floor 81%

Sensitivity live

Price	-10% $322	-5% $274	+0% $226	+5% $178	+10% $130
Rent	-10% $101	-5% $164	+0% $226	+5% $289	+10% $351
Rate	-1.0pp $312	-0.5pp $269	base $226	+0.5pp $182	+1.0pp $137

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3448 Sunriver Rd Unit 4 Bullhead City, AZ	3.0	2.5	1088	$1,450	$1.33	14d	1	1.04mi
3424 Sunriver Rd Unit 1 Bullhead City, AZ	2.0	2.5	1300	$1,500	$1.15	14d	1	1.15mi
3424 Sunriver Rd Bullhead City, AZ	2.0	3.0	1300	$1,500	$1.15	14d	1	1.15mi
3396 Sunriver Rd Bullhead City, AZ	2.0	1.0–2.0	657	$1,304	$1.98	14d	17	1.40mi

Listing history 4 events

1. 2026-05-08
   status Pending
2. 2026-04-27
   listed $170,000 Active
3. 2017-07-01
   soldstatus $85,000 144-char remark

   Show marketing remark (144 chars)

   Escape to top of the hills in Punto De Vista. Sites on 1.15 acres. 3bedrooms, 2 baths and AZ room. The . 82 acre LOT CONVEYS TOO WITH THIS HOME.

4. 2017-05-08
   listed $92,500 144-char remark

   Show marketing remark (144 chars)

   Escape to top of the hills in Punto De Vista. Sites on 1.15 acres. 3bedrooms, 2 baths and AZ room. The . 82 acre LOT CONVEYS TOO WITH THIS HOME.

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$414/yr (+$34/mo · 58.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 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: $18,950
• − Mortgage interest: −$9,523
• − Property taxes: −$708
• − Insurance: −$850
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,945
• Taxable loss: −$108
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,740/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): 8,619
• Household income: $58,906
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 318.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 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: ▼ -5.51%
• Current HPI: 302.1306
• Rent YoY: ▼ -0.56%
• 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

+83.8% since first listed

4 events — show timeline

• 2026-05-08 Pending — WARDEX
• 2026-04-27 Listed $170,000 WARDEX
• 2017-07-01 Sold (MLS) $85,000 WARDEX
• 2017-05-08 Listed $92,500 WARDEX

Property tax history

+2.2%/yr

Latest (2017): $708 · +7.0% YoY. Source: county tax records.