6552 S Mystic Ave · Fort Mohave, AZ 86440

$329,900

4 bd · 2.0 ba · 1,609 sqft · SingleFamily public records · 65 Days on market

Built 2022 0.32 ac lot Est $311k · 6% over $20/mo HOA · 1% of rent

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +4.7/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

Key facts

• Split floorplan
• Walk-in closet
• Huge lot

Tags

• HUGE LOT
• SPLIT FLOORPLAN
• WALK-IN CLOSET
• ENSUITE BATHROOM
• OPEN CONCEPT LIVING AREA
• WHITE SHAKER CABINETS

Property features AI

Finance

• HOA & community: Homeowners association with $240 annual fee (about $20/month); Sidewalks in the community

Exterior

• Parking: Attached garage (oversized) with garage door opener; 1 garage space
• Utilities: 200+ amp electric service; Underground utilities; Public sewer
• Home design: Single-family residence; One story
• Construction: Stucco construction; Tile roof; Built by: x
• Exterior features: Patio; Back yard fencing (block); Water-smart landscaping; Has view; Level lot

Interior

• Kitchen: Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fan(s); Kitchen island; Open floorplan; Pantry; Walk-in closet(s); Window coverings
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $101 ($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 $271k (17.9% below list).
• Recommended offer: $271k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% in Fort Mohave — 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 65/100 on livability (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 217 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,998 (17.9% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $310,537
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6542 S Mystic Ave	0.02mi	4/2.0	1,609 (0%)	6mo	$350,000	$218	94
6537 S Black Canyon Dr	0.12mi	4/2.0	1,611 (+0%)	7mo	$340,000	$211	88
2653 E Prado Dr	0.16mi	4/2.0	1,608 (-0%)	18mo	$310,000	$193	77
2621 E Halycone Dr	0.13mi	3/2.0 (-1)	1,547 (-4%)	19mo	$296,000	$191	66
2439 E Parkside Dr	0.26mi	3/2.0 (-1)	1,675 (+4%)	20mo	$225,000	$134	60
2541 E Halycone Dr	0.07mi	3/2.0 (-1)	1,785 (+11%)	18mo	$330,000	$185	59
2387 E Paseo Mallorca	0.55mi	3/2.0 (-1)	1,705 (+6%)	9mo	$715,000	$419	52
2282 E Willowleaf Dr	0.58mi	3/2.0 (-1)	1,499 (-7%)	14mo	$239,900	$160	45
2419 E Parkside Dr	0.29mi	3/2.0 (-1)	1,367 (-15%)	17mo	$225,000	$165	42
2339 E Calle Madrid	0.73mi	3/2.0 (-1)	1,728 (+7%)	11mo	$524,900	$304	39
6542 S Lantana Dr	0.40mi	3/2.0 (-1)	1,367 (-15%)	18mo	$229,000	$168	36
6202 Jaguar Dr	0.70mi	3/2.0 (-1)	1,459 (-9%)	18mo	$312,500	$214	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $186,003
• Equity at exit: $297,200

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $542,473
• Equity at exit: $640,923

Cash invested: $92,372 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,710 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$137
• HOA: −$20
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $101

Break-even live

Break-even rent $2,582

Max offer price $329,900

Occupancy floor 91%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 S Shelby Rd Fort Mohave, AZ	3.0	2.0	2030	$2,800	$1.38	13d	1	0.85mi
6164 S Los Lagos Pl Fort Mohave, AZ	3.0	2.0	2184	$3,500	$1.60	13d	1	1.16mi
2061 E Lago Grande Bay Fort Mohave, AZ	3.0	2.0	1779	$2,400	$1.35	13d	1	1.39mi
7098 S Kaiser Dr Mohave Valley, AZ	3.0	2.0	1622	$3,000	$1.85	13d	1	1.40mi
7086 S Harquahala Dr Mohave Valley, AZ	3.0	2.0	1333	$1,700	$1.28	13d	1	1.42mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-01
   status $329,900 Pending 65 DOM
2. 2026-05-31
   days on market $329,900 Active 65 DOM
3. 2026-05-30
   days on market $329,900 Active 64 DOM
4. 2026-05-09
   price $329,900

   Show marketing remark (1610 chars)

   4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

5. 2026-05-09
   price $329,900 1610-char remark

   Show marketing remark (1610 chars)

   4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

6. 2026-04-17
   price $339,900 1610-char remark

   Show marketing remark (1610 chars)

   4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

7. 2026-04-17
   price $339,900

   Show marketing remark (1610 chars)

   4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

8. 2026-04-03
   price $344,900 1610-char remark

   Show marketing remark (1610 chars)

   4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

9. 2026-04-03
   price $344,900

   Show marketing remark (1610 chars)

   4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

10. 2026-03-27
    listed $349,900 Active
11. 2026-03-21
    listed $349,900 Active 1610-char remark

    Show marketing remark (1610 chars)

    4 BEDROOM 2 BATHROOM | HUGE LOT W/ BLOCK WALL | GREAT FLOORPLAN -- Looking for space? This 4-bedroom, 2-bathroom site-built home in Mohave Valley sits on a generous 13,939 square foot lot, and at this price point is genuinely worth paying attention to. The split floorplan gives the primary suite its own private end of the home, complete with a walk-in closet and an ensuite bathroom, while three additional bedrooms give you the flexibility most buyers are looking for, whether that means guest rooms, a home office, or space for the whole family. Inside, the open concept living area flows naturally into the kitchen, which features white shaker cabinets, granite countertops, a center island with bar seating, and stainless steel appliances. A dedicated laundry room with its own space separate from the main living areas keeps things organized and functional. The outdoor spaces are where this home really shines. The covered patio creates a shaded retreat perfect for Mohave Valley evenings, and the fully block-walled backyard has been thoughtfully landscaped with artificial turf areas and gravel, giving it a clean, low-maintenance look that is ready to enjoy right now, with plenty of room to add a pool down the road. The two-car garage and tile roof with stucco exterior deliver solid curb appeal, especially under a desert sunset. You will have great mountain views here!! Solar panels are leased at a low monthly payment and buyer will assume the existing lease, a worthwhile consideration given Arizona power bills in the summer months (low monthly bills overall!) Low HOA of just $240 annually.

12. 2024-10-17
    soldstatus $312,000 Closed 1030-char remark

    Show marketing remark (1030 chars)

    This home is located in popular Mystic Canyon, a quiet neighborhood off Boundary Cone across from Los Lagos Golf Course in Mohave Valley. Almost new 1608' home with rare 4 bedrooms, 2 bath, split floor plan on huge lot (. 32 acres), 3 bedrooms are in the front of the home, Master Suite is off Living area with walk in closet. Master Bath has dual sinks, granite counters, walk in shower. Kitchen, Dining & Living Area are open living space perfect for entertaining. Stainless steel appliances, granite counters with large island, plenty of cabinets and huge pantry. Large indoor laundry room. Owner upgraded the backyard with additional back patio, there's ground cover in the entire backyard so rock can be moved to make this backyard yours to enjoy the peace & quiet in this neighborhood. Block wall enclosed huge pool size backyard. Plenty of parking for all the toys on both sides of the home and back yard. RV hookups on north side of the home. Seller needs to relocate to Yuma area ASAP, let's make this happen!

13. 2024-10-17
    soldstatus $312,000

    Show marketing remark (1030 chars)

    This home is located in popular Mystic Canyon, a quiet neighborhood off Boundary Cone across from Los Lagos Golf Course in Mohave Valley. Almost new 1608' home with rare 4 bedrooms, 2 bath, split floor plan on huge lot (. 32 acres), 3 bedrooms are in the front of the home, Master Suite is off Living area with walk in closet. Master Bath has dual sinks, granite counters, walk in shower. Kitchen, Dining & Living Area are open living space perfect for entertaining. Stainless steel appliances, granite counters with large island, plenty of cabinets and huge pantry. Large indoor laundry room. Owner upgraded the backyard with additional back patio, there's ground cover in the entire backyard so rock can be moved to make this backyard yours to enjoy the peace & quiet in this neighborhood. Block wall enclosed huge pool size backyard. Plenty of parking for all the toys on both sides of the home and back yard. RV hookups on north side of the home. Seller needs to relocate to Yuma area ASAP, let's make this happen!

14. 2024-09-09
    status Pending 1030-char remark

    Show marketing remark (1030 chars)

    This home is located in popular Mystic Canyon, a quiet neighborhood off Boundary Cone across from Los Lagos Golf Course in Mohave Valley. Almost new 1608' home with rare 4 bedrooms, 2 bath, split floor plan on huge lot (. 32 acres), 3 bedrooms are in the front of the home, Master Suite is off Living area with walk in closet. Master Bath has dual sinks, granite counters, walk in shower. Kitchen, Dining & Living Area are open living space perfect for entertaining. Stainless steel appliances, granite counters with large island, plenty of cabinets and huge pantry. Large indoor laundry room. Owner upgraded the backyard with additional back patio, there's ground cover in the entire backyard so rock can be moved to make this backyard yours to enjoy the peace & quiet in this neighborhood. Block wall enclosed huge pool size backyard. Plenty of parking for all the toys on both sides of the home and back yard. RV hookups on north side of the home. Seller needs to relocate to Yuma area ASAP, let's make this happen!

15. 2024-08-25
    price $318,500 1030-char remark

    Show marketing remark (1030 chars)

    This home is located in popular Mystic Canyon, a quiet neighborhood off Boundary Cone across from Los Lagos Golf Course in Mohave Valley. Almost new 1608' home with rare 4 bedrooms, 2 bath, split floor plan on huge lot (. 32 acres), 3 bedrooms are in the front of the home, Master Suite is off Living area with walk in closet. Master Bath has dual sinks, granite counters, walk in shower. Kitchen, Dining & Living Area are open living space perfect for entertaining. Stainless steel appliances, granite counters with large island, plenty of cabinets and huge pantry. Large indoor laundry room. Owner upgraded the backyard with additional back patio, there's ground cover in the entire backyard so rock can be moved to make this backyard yours to enjoy the peace & quiet in this neighborhood. Block wall enclosed huge pool size backyard. Plenty of parking for all the toys on both sides of the home and back yard. RV hookups on north side of the home. Seller needs to relocate to Yuma area ASAP, let's make this happen!

16. 2024-08-08
    listed $324,900 Active 1030-char remark

    Show marketing remark (1030 chars)

    This home is located in popular Mystic Canyon, a quiet neighborhood off Boundary Cone across from Los Lagos Golf Course in Mohave Valley. Almost new 1608' home with rare 4 bedrooms, 2 bath, split floor plan on huge lot (. 32 acres), 3 bedrooms are in the front of the home, Master Suite is off Living area with walk in closet. Master Bath has dual sinks, granite counters, walk in shower. Kitchen, Dining & Living Area are open living space perfect for entertaining. Stainless steel appliances, granite counters with large island, plenty of cabinets and huge pantry. Large indoor laundry room. Owner upgraded the backyard with additional back patio, there's ground cover in the entire backyard so rock can be moved to make this backyard yours to enjoy the peace & quiet in this neighborhood. Block wall enclosed huge pool size backyard. Plenty of parking for all the toys on both sides of the home and back yard. RV hookups on north side of the home. Seller needs to relocate to Yuma area ASAP, let's make this happen!

17. 2023-03-17
    soldstatus $266,990 Closed
18. 2023-02-07
    status Pending
19. 2023-02-03
    status Active
20. 2023-01-20
    status Pending
21. 2022-12-28
    price $266,990
22. 2022-11-17
    price $274,990
23. 2022-11-11
    listed $281,990 Active
24. 2022-03-10
    soldstatus $1,225,000

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $2,177 · $181/mo
• Expected delta: +$349/yr (+$29/mo · 19.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $32,520
• − Mortgage interest: −$18,480
• − Property taxes: −$1,828
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − HOA: −$240
• − Depreciation: −$9,597
• Taxable loss: −$4,477
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $2,287/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,467
• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

-73.1% since first listed

21 events — show timeline

• 2026-05-09 Price Changed $329,900 LHAR
• 2026-05-09 Price Changed $329,900 WARDEX
• 2026-04-17 Price Changed $339,900 WARDEX
• 2026-04-17 Price Changed $339,900 LHAR
• 2026-04-03 Price Changed $344,900 WARDEX
• 2026-04-03 Price Changed $344,900 LHAR
• 2026-03-27 Listed $349,900 LHAR
• 2026-03-21 Listed $349,900 WARDEX
• 2024-10-17 Sold (Public Records) $312,000 Public Records
• 2024-10-17 Sold (MLS) $312,000 WARDEX
• 2024-09-09 Pending — WARDEX
• 2024-08-25 Price Changed $318,500 WARDEX
• 2024-08-08 Listed $324,900 WARDEX
• 2023-03-17 Sold (MLS) $266,990 WARDEX
• 2023-02-07 Pending — WARDEX
• 2023-02-03 Relisted — WARDEX
• 2023-01-20 Pending — WARDEX
• 2022-12-28 Price Changed $266,990 WARDEX
• 2022-11-17 Price Changed $274,990 WARDEX
• 2022-11-11 Listed $281,990 WARDEX
• 2022-03-10 Sold (Public Records) $1,225,000 Public Records

Property tax history

+25.6%/yr

Latest (2025): $1,828 · +15.4% YoY. Source: county tax records.