598 W Desert Dr · Quartzsite, AZ 85346

$69,950

1 bd · 2.0 ba · 312 sqft · Manufactured public records · 238 Days on market

Built 2002 4,792 sqft lot $50/mo HOA · 7% of rent ↓ 25% since listing

---

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 +21.3/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Unique desert retreat features a bright and spacious attached living room and bathroom addition located on a fully fenced, deeded, corner lot in Q Mountain Vista. Inside you will notice fresh paint in the living room and bedroom, a new microwave, a variety of new light covers, fixtures, sconces etc. throughout and a new RV toilet. There are multiple storage options available including a kitchen pantry, underbed storage, workshop and laundry shed. Beautiful palm trees enclosed by Mexican brick offer an aesthetically pleasing WELCOME HOME as you enter the property through the swing gate or the walk-in archway. There is access to the backyard through the RV gate located on the eastside from S

Key facts

• Deeded corner lot
• Kitchen pantry
• Bathroom addition

Tags

• ATTACHED LIVING ROOM
• BATHROOM ADDITION
• FULLY FENCED LOT
• DEEDED CORNER LOT
• KITCHEN PANTRY
• UNDERBED STORAGE

Property features AI

Finance

• HOA & community: Homeowners association with laundry amenity; Association fee $50 per month

Exterior

• Utilities: Public water; Septic tank; Electricity available; Propane
• Home design: Manufactured home; Single-story; Faces south
• Construction: Frame and block construction with vertical siding; Metal and shingle roof; Mobile home approximately 18 ft wide by 29 ft long
• Exterior features: Fenced front and back yard; Wrought iron and brick fencing elements; Shed(s); Water-smart landscaping; Level corner lot; Private maintained road; Has a view

Interior

• Kitchen: Gas cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Propane heating; No built-in central heating noted; Ceiling fans for cooling; Wall/window air conditioning units; Electric cooling components
• Interior features: Laminate counters; Ceiling fans
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($737 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.3% in Quartzsite — 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 (#134 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Quartzsite Elementary District (4511) (rural): math 10% / reading 20% proficiency, ranked #405 of 501 in AZ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 78 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.2% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.20×
• Total profit: $23,578
• Equity at exit: $40,603

10-year hold

• IRR: 18.6%
• Equity multiple: 4.33×
• Total profit: $65,239
• Equity at exit: $70,884

Cash invested: $19,586 (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 85346

• Home prices YoY: 3.6%
• Active inventory: 78
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $737 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$29
• HOA: −$50
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $103

Break-even live

Break-even rent $607

Max offer price $69,950

Occupancy floor 81%

Sensitivity live

Price	-10% $142	-5% $123	+0% $103	+5% $83	+10% $63
Rent	-10% $44	-5% $74	+0% $103	+5% $132	+10% $161
Rate	-1.0pp $138	-0.5pp $121	base $103	+0.5pp $85	+1.0pp $66

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: $17,488
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 25 events

1. 2026-06-21
   days on market $69,950 Active 238 DOM
2. 2026-06-19
   days on market $69,950 Active 236 DOM
3. 2026-06-18
   days on market $69,950 Active 235 DOM
4. 2026-06-17
   days on market $69,950 Active 234 DOM
5. 2026-06-16
   days on market $69,950 Active 233 DOM
6. 2026-06-15
   days on market $69,950 Active 232 DOM
7. 2026-06-14
   days on market $69,950 Active 230 DOM
8. 2026-06-13
   days on market $69,950 Active 229 DOM
9. 2026-06-10
   days on market $69,950 Active 227 DOM
10. 2026-06-09
    days on market $69,950 Active 226 DOM
11. 2026-06-08
    days on market $69,950 Active 225 DOM
12. 2026-06-07
    days on market $69,950 Active 224 DOM
13. 2026-06-03
    days on market $69,950 Active 220 DOM
14. 2026-06-02
    days on market $69,950 Active 219 DOM
15. 2026-06-01
    days on market $69,950 Active 218 DOM
16. 2026-05-31
    days on market $69,950 Active 217 DOM
17. 2026-05-30
    days on market $69,950 Active 216 DOM
18. 2026-04-14
    price $69,950
19. 2026-02-12
    price $75,000
20. 2026-01-11
    status Active
21. 2025-12-29
    status Pending
22. 2025-10-13
    listed $79,987 Active
23. 2025-04-04
    price $84,550
24. 2024-11-15
    price $89,000
25. 2024-09-01
    listed $93,700 Active

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: +$58/yr (+$5/mo · 14.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,845
• − Mortgage interest: −$3,918
• − Property taxes: −$404
• − Insurance: −$350
• − Repairs & maintenance: −$708
• − Management: −$708
• − HOA: −$600
• − Depreciation: −$2,035
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,203/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: Quartzsite Elementary District (4511)
• NCES district ID: 0406780
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $37,011
• Composite: 15.96/100
• National rank: #14309
• State rank: #405 of 501 in AZ

Livability — Quartzsite

• Score: 62/100
• State rank: #134
• US rank: #16388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartzsite, AZ
• Population (ZIP): 2,358

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 17% German/W. Germanic 6%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 149.5387
• 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

-25.3% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $69,950 LHAR
• 2026-02-12 Price Changed $75,000 LHAR
• 2026-01-11 Relisted — LHAR
• 2025-12-29 Pending — LHAR
• 2025-10-13 Listed $79,987 LHAR
• 2025-04-04 Price Changed $84,550 LHAR
• 2024-11-15 Price Changed $89,000 LHAR
• 2024-09-01 Listed $93,700 LHAR

Property tax history

-0.7%/yr

Latest (2025): $404 · +4.3% YoY. Source: county tax records.