7901 E State Route 69 #63 · Prescott Valley, AZ 86314

$95,000

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

Built 1983 Average condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to your spacious doublewide featuring two bedrooms, two full bathrooms, and a large living area with bright windows. Stylish ceiling beams create immediate visual interest and match the dining room's built-in cabinet display. Throughout the house, walls are finished with sheetrock to provide a highly customizable blank canvas ready for paint or wallpaper giving you the flexibility of finishes and colors to fit your style as you make it your own. With a comfortable porch and a versatile workshop for your projects or storage off the covered parking area, this home is ready for you. The exterior has recently been painted and the interior is ready for you to personalize as you like

Key facts

• Comfortable porch
• Large living area
• Covered parking area

Tags

• LARGE LIVING AREA
• STYLISH CEILING BEAMS
• DINING ROOM BUILT-IN CABINET
• COMFORTABLE PORCH
• VERSATILE WORKSHOP
• COVERED PARKING AREA

Property features AI

Finance

• Other: Subdivision maintained roads; Level topography; Zoning: RU-18
• Financial info: Land is leased
• HOA & community: Senior community; Subdivision membership required

Exterior

• Parking: Attached carport (1 parking space)
• Utilities: Public water; City sewer; Electricity available; Natural gas available; Natural gas water heater
• Home design: Residential manufactured home (double wide); Single-story
• Construction: Frame construction; Composition roof; Piers foundation; Built as a double wide manufactured home
• Exterior features: Covered patio/porch; Concrete driveway; Aluminum window frames with blinds

Interior

• Kitchen: Electric cooktop; Electric range/oven; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning; Ceiling fan cooling
• Interior features: Ceiling fans; Formal dining area; Soaking tub; Laminate counters; Hobby/Studio
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 15.4% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 447 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 30% of the median local income ($69k/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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.84% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $336,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 E State Route 69 #53	0.00mi	2/2.0	1,152 (-4%)	8mo	$85,000	$74	86
7901 E State Route 69 #31	0.00mi	3/2.0 (+1)	1,152 (-4%)	9mo	$109,200	$95	81
2701 N Mesa Dr	0.20mi	3/2.0 (+1)	1,340 (+12%)	3mo	$332,000	$248	64
8101 E Prescott Rd	0.54mi	3/2.0 (+1)	1,226 (+2%)	6mo	$390,000	$318	62
3400 N Tani Rd	0.58mi	3/2.0 (+1)	1,249 (+4%)	7mo	$349,900	$280	55
3475 N Etheridge Dr	0.75mi	3/2.0 (+1)	1,176 (-2%)	3mo	$375,000	$319	54
8131 E Canyon Ln	0.24mi	3/2.0 (+1)	1,344 (+12%)	12mo	$280,000	$208	54
8366 E Yavapai Rd	0.63mi	3/2.0 (+1)	1,216 (+1%)	14mo	$341,000	$280	52
3547 N Lynn Dr	0.75mi	2/2.0	1,264 (+5%)	7mo	$317,500	$251	51
3280 N Bumblebee Dr	0.60mi	3/2.0 (+1)	1,120 (-7%)	10mo	$339,000	$303	47
3191 N Bumblebee Dr	0.44mi	3/2.0 (+1)	1,032 (-14%)	12mo	$330,000	$320	41
3484 N Tani Rd	0.66mi	3/2.0 (+1)	1,368 (+14%)	11mo	$335,000	$245	32

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.02×
• Total profit: $27,061
• Equity at exit: $14,165

10-year hold

• IRR: 31.8%
• Equity multiple: 3.60×
• Total profit: $69,046
• Equity at exit: $8,214

Cash invested: $26,600 (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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 447
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $721

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 54%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	43d	1	0.10mi
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	13d	1	0.10mi
3230 N Victor Rd Unit C Prescott Valley, AZ	2.0	1.0	850	$1,350	$1.59	13d	1	0.35mi
3148 N Navajo Dr Unit C Prescott Valley, AZ	2.0	1.5	1024	$1,425	$1.39	20d	1	0.54mi
3131 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	935	$1,722	$1.84	13d	33	0.59mi
3290 N Bumblebee Dr Unit A Prescott Valley, AZ	2.0	2.0	1050	$1,550	$1.48	13d	1	0.60mi
8411 E Sommer Dr Prescott Valley, AZ	3.0	2.0	1254	$1,900	$1.52	20d	1	0.72mi
8683 E Commons Cir Prescott Valley, AZ	1.0–2.0	1.0–2.0	834	$1,785	$2.14	13d	5	0.78mi
8132 E Lakeshore Dr Unit B Prescott Valley, AZ	2.0	2.0	890	$1,400	$1.57	43d	1	0.81mi
3028 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	889	$1,600	$1.80	20d	1	0.82mi
3027 N Corrine Dr #2 Prescott Valley, AZ	3.0	2.0	1211	$1,695	$1.40	20d	1	0.85mi
3123 N Corrine Dr Apt B Prescott Valley, AZ	2.0	2.0	1111	$1,595	$1.44	43d	1	0.91mi
3830 N Windsong Dr Prescott Valley, AZ	1.0–3.0	1.0–2.0	1097	$2,034	$1.85	13d	22	0.94mi
3231 N Corrine Dr Unit B Prescott Valley, AZ	2.0	2.0	948	$1,500	$1.58	43d	1	0.98mi
3172 N Truwood Dr Unit D Prescott Valley, AZ	3.0	2.0	1335	$1,525	$1.14	43d	1	0.98mi
3279 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	738	$1,400	$1.90	43d	1	1.01mi
8396 E Stevens Dr Unit B Prescott Valley, AZ	2.0	2.0	978	$2,000	$2.04	43d	1	1.03mi
8396 E Stevens Dr Unit A Prescott Valley, AZ	2.0	2.0	950	$2,000	$2.11	43d	1	1.03mi
3850 E Teri Ct #1 Prescott Valley, AZ	3.0	2.0	1453	$2,000	$1.38	43d	1	1.04mi
3866 E Teri Ct Unit A Prescott Valley, AZ	3.0	2.0	1050	$1,675	$1.60	13d	1	1.08mi
8503 E Leigh Dr Unit 3 Prescott Valley, AZ	3.0	2.5	1414	$2,195	$1.55	43d	1	1.12mi
3901 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	978	$1,910	$1.95	13d	16	1.34mi
4348 N Sauter Dr W Prescott Valley, AZ	3.0	2.0	1400	$2,100	$1.50	20d	1	1.38mi
4357 N Miner Rd Prescott Valley, AZ	2.0	2.0	960	$1,600	$1.67	43d	1	1.45mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $95,000 Active 1 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 1 d/yr ≥94°F today · 4 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: $20,924
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$2,764
• Taxable income: $7,591
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $6,830/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

Average 55/100 Cosmetic rehab

This doublewide home is in average condition with cosmetic repairs needed. Painting, flooring, and appliance upgrades can significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas.
• Minor Flooring — Carpet shows some wear and tear.
• Minor Kitchen appliances — Standard appliances may need cleaning or minor repairs.

Value-add opportunities

• Resale Painting — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale New flooring — New carpet or hardwood flooring can significantly improve the home's appearance.
• Resale Upgraded appliances — Modern appliances can attract more buyers and renters.
• Both Landscaping — A well-maintained garden can increase both resale and rental value.
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Flooring · Carpet shows some wear and tear.	Minor	$500–3,000
Kitchen appliances · Standard appliances may need cleaning or minor repairs.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale New flooring — New carpet or hardwood flooring can significantly improve the home's appearance. ↑
• Resale Upgraded appliances — Modern appliances can attract more buyers and renters. ↑
• Both Landscaping — A well-maintained garden can increase both resale and rental value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers. ↑

ⓘ 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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• Metro: Prescott Valley-Prescott, 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

1 event — show timeline

• 2026-06-17 Listed $95,000 PAARMLS as Distributed by MLS Grid