3034 Latrelle Dr · Desert Hills, AZ 86404

$260,000

4 bd · 2.0 ba · 790 sqft · Manufactured public records · 16 Days on market

Built 1985 4,792 sqft lot $5/mo HOA

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-Bedroom + Den! Offering an impressive 1,886 sq. ft. , this spacious home features 4 bedrooms plus a den, providing plenty of room for family, guests, hobbies, or a home office. Originally a 1985 single-wide, the home was thoughtfully expanded in 2003 with additions on both sides, all built on concrete slabs, creating a comfortable and functional floor plan. Wake up to beautiful lake views & enjoy your morning coffee or evening sunsets from the covered front patio. Upgrades include a newer A/C unit, newer foamed roof, reverse osmosis system, and water softener, offering added comfort and convenience. With generous living space, views, and upgrades, this property is a fanta

Key facts

• Lake views
• Newer a/c unit
• Water softener

Tags

• LAKE VIEWS
• COVERED FRONT PATIO
• NEWER A/C UNIT
• NEWER FOAMED ROOF
• REVERSE OSMOSIS SYSTEM
• WATER SOFTENER

Property features AI

Finance

• Other: Zoning: L-RMH Manufactured Home District
• HOA & community: Homeowners association with an annual fee of $60 (about $5/month)

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: 200+ amp electric service; Electricity available; Natural gas available; Septic tank
• Home design: Manufactured home (single wide); Frame construction with vertical siding; Rolled/hot mop roof
• Construction: Built by Conner; Frame construction; Vertical siding; Rolled/hot mop roof
• Exterior features: Privacy wood fencing in back yard; Shed(s); Has a view

Interior

• Kitchen: Laminate counters; Breakfast bar
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central heating; Electric heating; Central air; Ceiling fans; Electric cooling
• Interior features: Laminate counters; Vaulted ceilings; Breakfast bar; Ceiling fans
• Laundry & utility: Owned water softener; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $209k (19.6% below list).
• Recommended offer: $209k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.0% in Desert Hills — 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 67/100 on livability (#65 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, employment D.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 414 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 16 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $260k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,980 (19.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.80% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-40,465
• Equity at exit: $38,767

10-year hold

• IRR: -11.7%
• Equity multiple: 0.37×
• Total profit: $-46,064
• Equity at exit: $22,480

Cash invested: $72,800 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 414
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$108
• HOA: −$5
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $104

Break-even live

Break-even rent $1,959

Max offer price $260,000

Occupancy floor 90%

Sensitivity live

Price	-10% $251	-5% $177	+0% $104	+5% $30	+10% $-44
Rent	-10% $-62	-5% $21	+0% $104	+5% $186	+10% $269
Rate	-1.0pp $234	-0.5pp $170	base $104	+0.5pp $36	+1.0pp $-32

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-18
   days on market $260,000 Active 16 DOM
2. 2026-06-17
   days on market $260,000 Active 15 DOM
3. 2026-06-16
   days on market $260,000 Active 14 DOM
4. 2026-06-15
   days on market $260,000 Active 13 DOM
5. 2026-06-14
   days on market $260,000 Active 11 DOM
6. 2026-06-13
   days on market $260,000 Active 10 DOM
7. 2026-06-10
   days on market $260,000 Active 8 DOM
8. 2026-06-09
   days on market $260,000 Active 7 DOM
9. 2026-06-08
   days on market $260,000 Active 6 DOM
10. 2026-06-07
    days on market $260,000 Active 5 DOM
11. 2026-06-03
    remarks 695-char remark
12. 2026-06-03
    listed $260,000 Active 1 DOM

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $847 · $71/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: +$869/yr (+$72/mo · 102.6%)

ⓘ 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 6 d/yr ≥114°F today · 13 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: $25,078
• − Mortgage interest: −$14,564
• − Property taxes: −$847
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$60
• − Depreciation: −$7,564
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $2,027/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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Desert Hills

• Score: 67/100
• State rank: #65
• US rank: #11043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hills, AZ
• County: Mohave County · 181,906 people
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

+3900.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $260,000 LHAR
• 2012-06-15 Sold (Public Records) $58,000 Public Records
• 2006-10-31 Sold (Public Records) $100,000 Public Records
• 1990-03-15 Sold (Public Records) $40,500 Public Records
• 1989-03-14 Sold (Public Records) $6,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $847 · +2.6% YoY. Source: county tax records.