349 S Road 1 W Unit C-3 · Chino Valley, AZ 86323

$85,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 126 Days on market

Built 1973 Good condition $101/sqft · 52% below area

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely transformed and truly move-in ready, this 840 sq. ft. 2 bedroom, 1 bathroom singlewide home shines with top-to-bottom upgrades in Mountain View Mobile Home Park in Chino Valley, AZ! Enjoy peace of mind with a brand-new roof, subfloor, drywall, electrical, plumbing, water heater, and stylish new flooring throughout. Energy-efficient mini splits keep the home comfortable year-round, while new appliances and fresh interior paint deliver a clean, modern vibe. Every detail has been refreshed, making this an incredible opportunity for low-maintenance living in a welcoming community. Don't miss this beautifully updated home, everything is done, just move in and enjoy!

Key facts

• Brand new roof
• New appliances
• Fresh interior paint

Tags

• BRAND NEW ROOF
• ENERGY EFFICIENT MINI SPLITS
• NEW APPLIANCES
• FRESH INTERIOR PAINT
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.6% in Chino Valley — 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 61/100 on livability (#154 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, cost of living B; Watch: employment D+, schools D-, amenities F.
• Chino Valley Unified District (4474) (town): math 24% / reading 35% proficiency, ranked #112 of 249 in AZ (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 260 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1973 — 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 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?
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: 1.98% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.38%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $178,474
• List price: $85,000
• Delta: -52.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 S Road 1 W Unit B9	0.00mi	2/1.0	800 (-5%)	3mo	$48,900	$61	89
349 S Road 1 Unit A1	0.00mi	2/2.0	768 (-9%)	14mo	$13,000	$17	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.41×
• Total profit: $33,473
• Equity at exit: $12,674

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $90,055
• Equity at exit: $7,349

Cash invested: $23,800 (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 86323

• Home prices YoY: -18.3%
• Active inventory: 260
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $741

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 126 DOM
2. 2026-06-17
   days on market $85,000 Active 125 DOM
3. 2026-06-16
   days on market $85,000 Active 124 DOM
4. 2026-06-15
   days on market $85,000 Active 123 DOM
5. 2026-06-14
   days on market $85,000 Active 121 DOM
6. 2026-06-13
   days on market $85,000 Active 120 DOM
7. 2026-06-10
   days on market $85,000 Active 118 DOM
8. 2026-06-09
   days on market $85,000 Active 117 DOM
9. 2026-06-08
   days on market $85,000 Active 116 DOM
10. 2026-06-07
    days on market $85,000 Active 115 DOM
11. 2026-06-05
    days on market $85,000 Active 112 DOM
12. 2026-06-03
    days on market $85,000 Active 111 DOM
13. 2026-06-02
    days on market $85,000 Active 110 DOM
14. 2026-06-01
    days on market $85,000 Active 109 DOM
15. 2026-05-31
    days on market $85,000 Active 108 DOM
16. 2026-05-30
    days on market $85,000 Active 107 DOM
17. 2026-02-12
    listed $85,000 Active 680-char remark

    Show marketing remark (680 chars)

    Completely transformed and truly move-in ready, this 840 sq. ft. 2 bedroom, 1 bathroom singlewide home shines with top-to-bottom upgrades in Mountain View Mobile Home Park in Chino Valley, AZ! Enjoy peace of mind with a brand-new roof, subfloor, drywall, electrical, plumbing, water heater, and stylish new flooring throughout. Energy-efficient mini splits keep the home comfortable year-round, while new appliances and fresh interior paint deliver a clean, modern vibe. Every detail has been refreshed, making this an incredible opportunity for low-maintenance living in a welcoming community. Don't miss this beautifully updated home, everything is done, just move in and enjoy!

ⓘ 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 5/10 Major 6 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,185
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,473
• Taxable income: $8,021
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $6,972/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 80/100 Cosmetic rehab

This move-in ready singlewide home has been completely transformed with top-to-bottom upgrades, making it an incredible opportunity for low-maintenance living in a welcoming community.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint improves curb appeal and value
• Both Landscaping around the house — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint improves curb appeal and value ↑
• Both Landscaping around the house — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chino Valley Unified District (4474)
• NCES district ID: 0400003
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $44,429
• Composite: 25.22/100
• National rank: #7505
• State rank: #112 of 249 in AZ

Livability — Chino Valley

• Score: 61/100
• State rank: #154
• US rank: #17802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Valley, AZ
• City population: 19,297
• Population (ZIP): 19,297

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 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: ▼ -91.73%
• Current HPI: 410.5632
• 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

1 event — show timeline

• 2026-02-12 Listed $85,000 PAARMLS as Distributed by MLS Grid