7901 E State Route 69 #2 · Prescott Valley, AZ 86314

$103,000

2 bd · 1.5 ba · 1,015 sqft · Manufactured · 27 Days on market

Built 1978 Good condition Est $104k · at est. ↓ 10% since listing

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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 +7.7/15.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated single-wide located in a desirable 55+ community! This move-in ready home features newer and modern appliances, updated flooring, and fresh interior paint, creating a bright and inviting feel throughout. The spacious heated and cooled Arizona room adds valuable year-round living space -- perfect for relaxing, entertaining, hobbies, or a home office. Enjoy comfortable, low-maintenance living in a peaceful community with all the charm and convenience you're looking for.

Key facts

• Parking
• Built 1978
• Listed 27 days

Property features AI

Finance

• Other: Located on a private maintained road; road surfaces are asphalt
• Financial info: Property is on land lease
• HOA & community: Located in a senior community; Subdivision amenities include clubhouse, fitness/exercise center, game/hobby room, and membership included

Exterior

• Parking: Attached carport (1 covered space); Total parking for 1 vehicle
• Security: Smoke detector(s)
• Utilities: Public water; City sewer (WWT - City Sewer); Electricity available; Natural gas available
• Home design: Manufactured single wide home; One story; Accessible approach with ramp and exterior handicap access
• Construction: Frame construction; Rolled/hot mop roof; Crawl space with piers
• Exterior features: Concrete driveway; Front and rear landscaping; Shed(s); Storm gutters; Back yard fencing; Other/see remarks

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Manufactured home layout (single wide) — bedroom count not specified
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced gas heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen with laminate counters; Heated Arizona room; Double pane windows with screens and blinds; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $103k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 26 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $101,455 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $103,530
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 E State Route 69 -- #62	0.06mi	2/2.0	1,056 (+4%)	19mo	$107,800	$102	73
7901 E State Route 69 -- #48	0.06mi	2/2.0	980 (-3%)	21mo	$83,000	$85	72
7901 E State Route 69 #76	0.06mi	2/2.0	1,135 (+12%)	15mo	$92,500	$81	64
11250 E State Route 69 #2195	0.47mi	2/2.0	946 (-7%)	20mo	$172,500	$182	48

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: 18.7%
• Equity multiple: 1.74×
• Total profit: $21,313
• Equity at exit: $15,358

10-year hold

• IRR: 25.6%
• Equity multiple: 3.03×
• Total profit: $58,412
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $650

Break-even live

Break-even rent $901

Max offer price $103,000

Occupancy floor 57%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	13d	1	0.15mi
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	43d	1	0.15mi
3230 N Victor Rd Unit C Prescott Valley, AZ	2.0	1.0	850	$1,350	$1.59	13d	1	0.36mi
3131 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	935	$1,722	$1.84	13d	33	0.54mi
3148 N Navajo Dr Unit C Prescott Valley, AZ	2.0	1.5	1024	$1,425	$1.39	21d	1	0.59mi
3290 N Bumblebee Dr Unit A Prescott Valley, AZ	2.0	2.0	1050	$1,550	$1.48	13d	1	0.64mi
8411 E Sommer Dr Prescott Valley, AZ	3.0	2.0	1254	$1,900	$1.52	21d	1	0.76mi
8132 E Lakeshore Dr Unit B Prescott Valley, AZ	2.0	2.0	890	$1,400	$1.57	43d	1	0.83mi
8683 E Commons Cir Prescott Valley, AZ	1.0–2.0	1.0–2.0	834	$1,785	$2.14	13d	5	0.83mi
3028 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	889	$1,600	$1.80	21d	1	0.88mi
3027 N Corrine Dr #2 Prescott Valley, AZ	3.0	2.0	1211	$1,695	$1.40	21d	1	0.90mi
3830 N Windsong Dr Prescott Valley, AZ	1.0–3.0	1.0–2.0	1097	$2,034	$1.85	13d	22	0.93mi
3123 N Corrine Dr Apt B Prescott Valley, AZ	2.0	2.0	1111	$1,595	$1.44	43d	1	0.96mi
3231 N Corrine Dr Unit B Prescott Valley, AZ	2.0	2.0	948	$1,500	$1.58	43d	1	1.04mi
3172 N Truwood Dr Unit D Prescott Valley, AZ	3.0	2.0	1335	$1,525	$1.14	43d	1	1.04mi
8396 E Stevens Dr Unit B Prescott Valley, AZ	2.0	2.0	978	$2,000	$2.04	43d	1	1.06mi
8396 E Stevens Dr Unit A Prescott Valley, AZ	2.0	2.0	950	$2,000	$2.11	43d	1	1.06mi
3850 E Teri Ct #1 Prescott Valley, AZ	3.0	2.0	1453	$2,000	$1.38	43d	1	1.06mi
3279 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	738	$1,400	$1.90	43d	1	1.07mi
3866 E Teri Ct Unit A Prescott Valley, AZ	3.0	2.0	1050	$1,675	$1.60	13d	1	1.11mi
8503 E Leigh Dr Unit 3 Prescott Valley, AZ	3.0	2.5	1414	$2,195	$1.55	43d	1	1.15mi
3901 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	978	$1,910	$1.95	13d	16	1.30mi
4348 N Sauter Dr W Prescott Valley, AZ	3.0	2.0	1400	$2,100	$1.50	21d	1	1.39mi
4357 N Miner Rd Prescott Valley, AZ	2.0	2.0	960	$1,600	$1.67	43d	1	1.45mi
2809 N Superstition Ln Apt A Prescott Valley, AZ	2.0	2.0	1013	$1,495	$1.48	13d	1	1.46mi
2809 N Superstition Ln Apt D Prescott Valley, AZ	2.0	2.0	1013	$1,600	$1.58	43d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $103,000 Active 27 DOM
2. 2026-06-17
   days on market $103,000 Active 26 DOM
3. 2026-06-16
   days on market $103,000 Active 25 DOM
4. 2026-06-15
   days on market $103,000 Active 24 DOM
5. 2026-06-14
   days on market $103,000 Active 22 DOM
6. 2026-06-13
   days on market $103,000 Active 21 DOM
7. 2026-06-10
   days on market $103,000 Active 19 DOM
8. 2026-06-09
   days on market $103,000 Active 18 DOM
9. 2026-06-08
   days on market $103,000 Active 17 DOM
10. 2026-06-07
    days on market $103,000 Active 16 DOM
11. 2026-06-02
    days on market $103,000 Active 11 DOM
12. 2026-06-01
    days on market $103,000 Active 10 DOM
13. 2026-05-31
    days on market $103,000 Active 9 DOM
14. 2026-05-30
    remarks 513-char remark
15. 2026-05-30
    days on market $103,000 Active 8 DOM
16. 2026-05-22
    listed $103,000 Active
17. 2026-05-16
    historical $103,000
18. 2023-12-12
    status Active
19. 2023-12-12
    historical
20. 2023-12-07
    listed Active Under Contract
21. 2023-12-07
    listed $115,000

ⓘ 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: $20,693
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$2,996
• Taxable income: $6,556
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,232/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 move-in ready single-wide manufactured home is in good condition with updated appliances and flooring, and fresh paint throughout. It offers a spacious Arizona room and is located in a desirable 55+ community.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in living areas — Enhances aesthetics and value
• Both New kitchen appliances — Enhances aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in living areas — Enhances aesthetics and value ↑
• Both New kitchen appliances — Enhances aesthetics and value ↑

ⓘ 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

-10.4% since first listed

6 events — show timeline

• 2026-05-22 Listed $103,000 PAARMLS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $103,000 PAARMLS as Distributed by MLS Grid
• 2023-12-12 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-12-12 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-12-07 Listed — PAARMLS as Distributed by MLS Grid
• 2023-12-07 Listed $115,000 PAARMLS as Distributed by MLS Grid