123 N Rush St #8 · Prescott, AZ 86301

$123,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 296 Days on market

55+ age-restricted Built 1977 Good condition $146/sqft · 66% below area

---

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
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a find! Desirable 55+ Casa Loma Mobil Home community. Walkable, minutes to downtown, restaurants and fun! Perfect seasonal getaway or full time living. Quiet cul de sac. Great 2 bedroom 1 bath, 840 sq ft furnished cottage is move in ready for you. Covered front deck for ice tea afternoons and neighborhood visits, private backyard for gardening and relaxing privacy. Spacious shed for workshop or storage. Fully furnished, just bring your toothbrush!

Key facts

• Spacious shed
• Private backyard
• Covered front deck

Tags

• CASA LOMA MOBIL HOME COMMUNITY
• QUIET CUL DE SAC
• COVERED FRONT DECK
• PRIVATE BACKYARD
• SPACIOUS SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents flat; 620 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $850 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $363,648
• List price: $123,000
• Delta: -66.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 N Rush St #13	0.00mi	2/1.0	840 (0%)	4mo	$70,000	$83	96
130 N Rush St #5	0.07mi	2/1.0	840 (0%)	6mo	$97,500	$116	91
123 N Rush St #20	0.05mi	2/1.0	840 (0%)	9mo	$100,000	$119	90
214 N Washington Ave	0.23mi	2/1.0	840 (0%)	13mo	$530,000	$631	79
130 N Rush St #8	0.07mi	2/1.0	780 (-7%)	13mo	$86,500	$111	74
242 S Virginia St	0.49mi	2/1.0	821 (-2%)	5mo	$389,000	$474	69
134 N Alarcon St	0.53mi	2/1.0	875 (+4%)	0mo	$400,000	$457	68
216 E Goodwin St	0.61mi	1/1.0 (-1)	780 (-7%)	7mo	$500,000	$641	48
214 E Goodwin St	0.62mi	2/2.0	915 (+9%)	6mo	$600,000	$656	48
327 S Pleasant St	0.64mi	2/1.0	900 (+7%)	21mo	$370,000	$411	41

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.98×
• Total profit: $-828
• Equity at exit: $18,340

10-year hold

• IRR: 5.8%
• Equity multiple: 1.38×
• Total profit: $13,046
• Equity at exit: $10,635

Cash invested: $34,440 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $187,450 ($229/sqft)
• Median days on market: 122 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +89.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 620
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,845/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $366

Break-even live

Break-even rent $1,076

Max offer price $123,000

Occupancy floor 71%

Sensitivity live

Price	-10% $451	-5% $408	+0% $366	+5% $323	+10% $281
Rent	-10% $244	-5% $305	+0% $366	+5% $426	+10% $487
Rate	-1.0pp $428	-0.5pp $397	base $366	+0.5pp $334	+1.0pp $301

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: $30,750
• Closing costs: $3,690
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Stetson Rd Unit 202 Prescott, AZ	2.0	1.0	791	$1,195	$1.51	70d	1	0.20mi
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	93d	1	0.24mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	70d	1	0.25mi
1004 E Goodwin St Unit 1 Prescott, AZ	2.0	1.0	830	$1,445	$1.74	62d	1	0.27mi
202 Robinson Dr #1 Prescott, AZ	2.0	1.0	810	$1,375	$1.70	93d	1	0.34mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	93d	1	0.43mi
1305 Moore Pl Apt A2 Prescott, AZ	2.0	2.0	1004	$1,575	$1.57	93d	1	0.49mi
1305 Moore Pl Unit B3 Prescott, AZ	2.0	2.0	1004	$1,345	$1.34	62d	1	0.49mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	93d	1	0.55mi
314 S Virginia St Unit 1 Prescott, AZ	2.0	1.0	800	$1,275	$1.59	70d	1	0.55mi
304 E Goodwin St Unit 1257809P Prescott, AZ	2.0	2.0	893	$4,182	$4.68	62d	1	0.56mi
347 S Mount Vernon Ave Prescott, AZ	2.0	2.0	1110	$2,450	$2.21	93d	1	0.63mi
315 E Carleton St Prescott, AZ	2.0	1.0	874	$1,500	$1.72	62d	6	0.64mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	70d	1	0.66mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	70d	1	0.66mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	93d	1	0.69mi
415 S Alarcon St Unit C Prescott, AZ	2.0	1.0	1000	$1,700	$1.70	62d	1	0.77mi
315 S Cortez St Unit B Prescott, AZ	2.0	1.0	1050	$2,500	$2.38	93d	1	0.79mi
422 S Marina St Prescott, AZ	2.0	1.0	884	$1,600	$1.81	93d	1	0.86mi
411 S Cortez St Prescott, AZ	1.0	1.0	754	$1,650	$2.19	93d	1	0.88mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	62d	1	0.91mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	70d	1	1.01mi
141 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,400	$1.62	93d	1	1.02mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	93d	1	1.02mi
131 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,500	$1.73	62d	1	1.03mi
131 Whipple Extention Unit B Prescott, AZ	2.0	1.0	865	$1,400	$1.62	93d	1	1.03mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	93d	1	1.03mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	93d	1	1.06mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	93d	1	1.06mi
628 1st St Apt 2C Prescott, AZ	1.0	1.0	840	$1,100	$1.31	93d	1	1.07mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	93d	1	1.10mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	93d	1	1.10mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	93d	1	1.10mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	70d	1	1.14mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	70d	1	1.16mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	62d	1	1.21mi
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	62d	1	1.23mi
717 S Granite St #4 Prescott, AZ	2.0	1.5	910	$1,800	$1.98	70d	1	1.24mi
740 S Montezuma St Prescott, AZ	2.0	1.5	878	$1,500	$1.71	62d	1	1.25mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	70d	1	1.34mi

Listing history 50 events

1. 2026-08-08
   days on market $123,000 Active 296 DOM
2. 2026-08-07
   days on market $123,000 Active 295 DOM
3. 2026-08-06
   days on market $123,000 Active 294 DOM
4. 2026-08-05
   days on market $123,000 Active 293 DOM
5. 2026-08-04
   days on market $123,000 Active 292 DOM
6. 2026-08-03
   days on market $123,000 Active 291 DOM
7. 2026-07-31
   days on market $123,000 Active 288 DOM
8. 2026-07-29
   days on market $123,000 Active 286 DOM
9. 2026-07-27
   days on market $123,000 Active 284 DOM
10. 2026-07-25
    days on market $123,000 Active 282 DOM
11. 2026-07-23
    days on market $123,000 Active 280 DOM
12. 2026-07-22
    days on market $123,000 Active 279 DOM
13. 2026-07-21
    days on market $123,000 Active 278 DOM
14. 2026-07-18
    days on market $123,000 Active 275 DOM
15. 2026-07-16
    days on market $123,000 Active 273 DOM
16. 2026-07-16
    days on market $123,000 Active 272 DOM
17. 2026-07-14
    days on market $123,000 Active 271 DOM
18. 2026-07-13
    days on market $123,000 Active 270 DOM
19. 2026-07-12
    days on market $123,000 Active 269 DOM
20. 2026-07-11
    days on market $123,000 Active 268 DOM
21. 2026-07-10
    days on market $123,000 Active 267 DOM
22. 2026-07-09
    days on market $123,000 Active 266 DOM
23. 2026-07-08
    days on market $123,000 Active 265 DOM
24. 2026-07-07
    days on market $123,000 Active 264 DOM
25. 2026-07-06
    days on market $123,000 Active 263 DOM
26. 2026-07-06
    days on market $123,000 Active 262 DOM
27. 2026-07-04
    days on market $123,000 Active 261 DOM
28. 2026-07-03
    days on market $123,000 Active 260 DOM
29. 2026-07-02
    days on market $123,000 Active 259 DOM
30. 2026-07-01
    days on market $123,000 Active 258 DOM
31. 2026-06-30
    days on market $123,000 Active 257 DOM
32. 2026-06-29
    days on market $123,000 Active 256 DOM
33. 2026-06-28
    days on market $123,000 Active 255 DOM
34. 2026-06-28
    days on market $123,000 Active 254 DOM
35. 2026-06-27
    days on market $123,000 Active 253 DOM
36. 2026-06-25
    days on market $123,000 Active 251 DOM
37. 2026-06-23
    days on market $123,000 Active 249 DOM
38. 2026-06-21
    days on market $123,000 Active 248 DOM
39. 2026-06-18
    days on market $123,000 Active 245 DOM
40. 2026-06-17
    days on market $123,000 Active 244 DOM
41. 2026-06-16
    days on market $123,000 Active 243 DOM
42. 2026-06-15
    days on market $123,000 Active 242 DOM
43. 2026-06-14
    days on market $123,000 Active 240 DOM
44. 2026-06-13
    days on market $123,000 Active 239 DOM
45. 2026-06-10
    days on market $123,000 Active 237 DOM
46. 2026-06-09
    days on market $123,000 Active 236 DOM
47. 2026-06-08
    days on market $123,000 Active 235 DOM
48. 2026-06-07
    days on market $123,000 Active 234 DOM
49. 2026-06-05
    days on market $123,000 Active 231 DOM
50. 2026-06-02
    days on market $123,000 Active 229 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥89°F today · 12 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: $18,465
• − Mortgage interest: −$6,890
• − Property taxes: −$1,845
• − Insurance: −$615
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,578
• Taxable income: $2,582
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,767/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 Est. rehab $4,200–$12,600 screening

This move-in ready mobile home is in good condition with a good curb appeal and minimal maintenance required. It offers a comfortable living space with a covered front deck and private backyard, making it an attractive option for both seasonal and full-time living.

Value-add opportunities

• Both Paint the interior walls and trim — Fresh paint can make the interior look more modern and appealing to potential buyers or renters. ↑
• Both Replace the ceiling fan in the living room — A new ceiling fan can improve the living room's ambiance and functionality. ↑
• Both Clean the air conditioning unit — A clean air conditioning unit ensures efficient cooling and can improve the home's energy efficiency and value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Lincoln Elementary School F AZ #505/1,109 Nat'l #24,950/41,679 Middle Prescott Mile High Middle School F AZ #67/218 Nat'l #7,813/14,009

Schools (NCES district)

• District: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

B Composite livability gradescore 73/100

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 241,389 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 10% of renters

---

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

---

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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• 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

3 events — show timeline

• 2026-05-02 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-10-14 Listed $123,000 PAARMLS as Distributed by MLS Grid