2960 Silver Creek Rd No 52 Rd · Bullhead City, AZ 86442

$129,000

2 bd · 2.0 ba · 1,300 sqft · Land · 33 Days on market

Built 1987 3,825 sqft lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Roomy open floor plan. Enjoy the panormic views from the living room. A beautiful kitchen with all appliances. A movable island for the gourmet chef. A cozy dining area for easy entertaining. Enjoy the large primary bedroom and bath. Guest bath has entry from the hall and the utiltity room for easy access when coming in from the carport. A deep carport with utility shed/workshop. The side covered patio has lots of room for relaxing and enjoying the sunsets. Enjoy this active 55+ community with pool and clubhouse. A short distance to the Colorado River and Laughlin for dining, gaming and entertainment. Shopping and medical a few minutes away.

Key facts

• Open floor plan
• Cozy dining area
• Deep carport

Tags

• OPEN FLOOR PLAN
• PANORAMIC VIEWS
• MOVABLE ISLAND
• COZY DINING AREA
• GUEST BATH ENTRY
• DEEP CARPORT

Property features AI

Finance

• HOA & community: Community pool; Community clubhouse; Senior community; Land is leased

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home (double wide); Residential property; Entry has ceiling fan and laminate counters
• Construction: Shingle roof
• Exterior features: Covered patio; Patio; Shed(s); Water-smart landscaping; No fencing

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Disposal; Refrigerator; Water purifier
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Open floor plan; Window coverings; Accessible full bathroom
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Laundry located inside; Water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $129k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 6 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).
• This rent runs 36% of the median local income ($48k/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 $892 of loan paydown is wiped out by about $4k 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 33 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 48 sale attempts since 6y ago; this cycle's ask is 32% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.73×
• Total profit: $-9,903
• Equity at exit: $19,234

10-year hold

• IRR: -2.5%
• Equity multiple: 0.86×
• Total profit: $-5,198
• Equity at exit: $11,154

Cash invested: $36,120 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $238

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 78%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	13d	10	0.64mi
2665 Calle De Mercado Unit 10 Bullhead City, AZ	2.0	2.5	1198	$1,295	$1.08	13d	1	0.67mi
1717 El Cazador Bullhead City, AZ	3.0	2.0	1354	$1,600	$1.18	13d	1	0.91mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	13d	13	1.31mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	13d	6	1.32mi
2440 Tapatio Dr Bullhead City, AZ	3.0	2.0	1615	$1,599	$0.99	21d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $129,000 Active 33 DOM
2. 2026-06-17
   days on market $129,000 Active 32 DOM
3. 2026-06-16
   days on market $129,000 Active 31 DOM
4. 2026-06-15
   days on market $129,000 Active 30 DOM
5. 2026-06-14
   days on market $129,000 Active 28 DOM
6. 2026-06-13
   days on market $129,000 Active 27 DOM
7. 2026-06-10
   days on market $129,000 Active 25 DOM
8. 2026-06-09
   days on market $129,000 Active 24 DOM
9. 2026-06-08
   days on market $129,000 Active 23 DOM
10. 2026-06-07
    days on market $129,000 Active 22 DOM
11. 2026-06-05
    days on market $129,000 Active 19 DOM
12. 2026-06-02
    days on market $129,000 Active 17 DOM
13. 2026-06-01
    days on market $129,000 Active 16 DOM
14. 2026-05-31
    days on market $129,000 Active 15 DOM
15. 2026-05-30
    days on market $129,000 Active 14 DOM
16. 2023-09-05
    status Active
17. 2023-08-08
    historical
18. 2023-08-01
    status Active
19. 2023-06-01
    price $89,000
20. 2023-02-01
    status Active
21. 2022-09-17
    status Active
22. 2022-09-07
    status Pending
23. 2022-08-12
    listed $97,500 Active
24. 2022-07-25
    listed $108,000
25. 2022-07-01
    soldstatus $100,000
26. 2022-06-15
    soldstatus $105,000
27. 2022-06-09
    soldstatus $69,000
28. 2022-06-03
    listed $76,900 Active
29. 2022-05-26
    listed $99,000
30. 2022-05-17
    listed $115,000
31. 2022-05-13
    soldstatus $69,000
32. 2022-04-25
    soldstatus $85,000
33. 2022-04-20
    soldstatus $50,000
34. 2022-04-11
    listed $69,000
35. 2022-04-04
    listed $85,000
36. 2022-03-21
    soldstatus $55,000
37. 2022-03-17
    soldstatus $55,000
38. 2022-03-15
    soldstatus $75,000
39. 2022-03-01
    listed $55,000
40. 2022-02-25
    soldstatus $69,000
41. 2022-02-23
    soldstatus $74,000
42. 2022-02-23
    listed $75,000
43. 2022-02-16
    soldstatus $79,000
44. 2022-02-09
    listed $62,000
45. 2022-01-25
    listed $79,000
46. 2021-12-20
    soldstatus $92,000
47. 2021-12-17
    soldstatus $79,000
48. 2021-12-09
    soldstatus $57,000
49. 2021-12-03
    listed $55,000
50. 2021-11-29
    soldstatus $55,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 11 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: $17,159
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,753
• Taxable income: $855
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,653/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• 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

-98.5% since first listed

89 events — show timeline

• 2023-09-05 Relisted — WARDEX
• 2023-08-08 Delisted — WARDEX
• 2023-08-01 Relisted — WARDEX
• 2023-06-01 Price Changed $89,000 WARDEX
• 2023-02-01 Relisted — WARDEX
• 2022-09-17 Relisted — WARDEX
• 2022-09-07 Pending — WARDEX
• 2022-08-12 Listed $97,500 WARDEX
• 2022-07-25 Listed $108,000 WARDEX
• 2022-07-01 Sold (MLS) $100,000 WARDEX
• 2022-06-15 Sold (MLS) $105,000 WARDEX
• 2022-06-09 Sold (MLS) $69,000 WARDEX
• 2022-06-03 Listed $76,900 WARDEX
• 2022-05-26 Listed $99,000 WARDEX
• 2022-05-17 Listed $115,000 WARDEX
• 2022-05-13 Sold (MLS) $69,000 WARDEX
• 2022-04-25 Sold (MLS) $85,000 WARDEX
• 2022-04-20 Sold (MLS) $50,000 WARDEX
• 2022-04-11 Listed $69,000 WARDEX
• 2022-04-04 Listed $85,000 WARDEX
• 2022-03-21 Sold (MLS) $55,000 WARDEX
• 2022-03-17 Sold (MLS) $55,000 WARDEX
• 2022-03-15 Sold (MLS) $75,000 WARDEX
• 2022-03-01 Listed $55,000 WARDEX
• 2022-02-25 Sold (MLS) $69,000 WARDEX
• 2022-02-23 Listed $75,000 WARDEX
• 2022-02-23 Sold (MLS) $74,000 WARDEX
• 2022-02-16 Sold (MLS) $79,000 WARDEX
• 2022-02-09 Listed $62,000 WARDEX
• 2022-01-25 Listed $79,000 WARDEX
• 2021-12-20 Sold (MLS) $92,000 WARDEX
• 2021-12-17 Sold (MLS) $79,000 WARDEX
• 2021-12-09 Sold (MLS) $57,000 WARDEX
• 2021-12-03 Listed $55,000 WARDEX
• 2021-11-29 Sold (MLS) $55,000 WARDEX
• 2021-11-22 Listed $77,000 WARDEX
• 2021-11-22 Sold (MLS) $94,000 WARDEX
• 2021-11-17 Listed $67,000 WARDEX
• 2021-11-06 Listed $107,000 WARDEX
• 2021-11-02 Listed $79,000 WARDEX
• 2021-10-21 Sold (MLS) $68,000 WARDEX
• 2021-10-20 Sold (MLS) $75,000 WARDEX
• 2021-10-12 Listed $139,900 WARDEX
• 2021-10-09 Listed $59,900 WARDEX
• 2021-10-06 Sold (MLS) $62,000 WARDEX
• 2021-09-30 Sold (MLS) $55,000 WARDEX
• 2021-09-27 Sold (MLS) $95,000 WARDEX
• 2021-09-24 Listed $94,900 WARDEX
• 2021-09-24 Sold (MLS) $58,000 WARDEX
• 2021-09-06 Listed $79,000 WARDEX
• 2021-08-31 Sold (MLS) $69,000 WARDEX
• 2021-08-30 Listed $99,900 WARDEX
• 2021-08-24 Listed $67,000 WARDEX
• 2021-08-24 Listed $79,500 WARDEX
• 2021-08-24 Sold (MLS) $65,000 WARDEX
• 2021-08-19 Sold (MLS) $85,000 WARDEX
• 2021-08-18 Listed $74,500 WARDEX
• 2021-08-13 Listed $55,000 WARDEX
• 2021-08-07 Listed $67,500 WARDEX
• 2021-08-04 Sold (MLS) $69,000 WARDEX
• 2021-08-03 Sold (MLS) $69,500 WARDEX
• 2021-08-02 Listed $57,500 WARDEX
• 2021-07-29 Listed $99,000 WARDEX
• 2021-07-28 Listed $95,000 WARDEX
• 2021-07-26 Listed $69,500 WARDEX
• 2021-07-23 Listed $77,500 WARDEX
• 2021-07-08 Sold (MLS) $45,000 WARDEX
• 2021-07-03 Listed $69,000 WARDEX
• 2021-06-28 Sold (MLS) $84,000 WARDEX
• 2021-06-14 Listed $69,000 WARDEX
• 2021-06-10 Listed $55,000 WARDEX
• 2021-06-02 Sold (MLS) $52,000 WARDEX
• 2021-05-29 Listed $79,000 WARDEX
• 2021-05-27 Sold (MLS) $84,000 WARDEX
• 2021-05-16 Listed $89,000 WARDEX
• 2021-05-11 Listed $47,000 WARDEX
• 2021-05-07 Listed $82,000 WARDEX
• 2021-04-12 Listed $89,000 WARDEX
• 2021-04-01 Sold (MLS) $89,500 WARDEX
• 2021-03-22 Listed $55,000 WARDEX
• 2021-03-22 Listed $69,000 WARDEX
• 2021-03-01 Sold (MLS) $27,000 WARDEX
• 2021-02-17 Sold (MLS) $66,000 WARDEX
• 2021-01-29 Listed $29,000 WARDEX
• 2021-01-25 Listed $89,500 WARDEX
• 2020-10-23 Listed $67,900 WARDEX
• 2020-07-30 Sold (MLS) $65,000 WARDEX
• 2020-07-10 Sold (MLS) $56,000 WARDEX
• 1997-12-04 Sold (Public Records) $5,852,000 Public Records

Property tax history

+69.2%/yr

Latest (2025): $34,121 · +3.3% YoY. Source: county tax records.