510 Copper Basin Rd #58 · Prescott, AZ 86303

$37,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 13 Days on market

Built 1975 Fair condition 7.39 ac lot

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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
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1 Bed 1 bath Very Clean Mobile in park, 2 sheds/outbuildings for workshop etcBuyers must qualify with park management

Key facts

• 7.39 acre lot
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $37k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Cap rate 30.7% 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, schools 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.
• Market conditions: Rents flat; 516 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $256 of loan paydown is wiped out by about $1k 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 + 0.5% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $37,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.45% ✓
• Cap rate: 30.74%
• Cash-on-cash: 87.32%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $362,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 White Spar Rd #18	0.19mi	2/1.0 (+1)	728 (+1%)	9mo	$89,750	$123	77
708 Seri Dr	0.30mi	2/1.0 (+1)	736 (+2%)	2mo	$396,000	$538	76
700 White Spar Rd #51	0.18mi	2/1.0 (+1)	650 (-10%)	1mo	$71,000	$109	70
532 Canyon Springs Rd	0.10mi	2/1.0 (+1)	795 (+10%)	9mo	$310,000	$390	66
820 Hope St	0.27mi	2/1.0 (+1)	678 (-6%)	9mo	$323,100	$477	66
105 W Leroux St	0.46mi	2/1.0 (+1)	720 (0%)	14mo	$435,000	$604	62
428 S Montezuma St	0.43mi	2/1.0 (+1)	768 (+7%)	10mo	$327,500	$426	55
103 W Leroux St	0.46mi	2/1.0 (+1)	655 (-9%)	4mo	$360,000	$550	55
516 Coronado Ave	0.65mi	2/1.0 (+1)	742 (+3%)	6mo	$396,000	$534	54
801 Country Club Dr	0.41mi	2/1.0 (+1)	780 (+8%)	10mo	$515,000	$660	54
805 Canyon Dr	0.59mi	1/1.0	775 (+8%)	13mo	$390,000	$503	49
814 Hoover Ln	0.65mi	2/1.0 (+1)	826 (+15%)	10mo	$309,000	$374	32

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 85.0%
• Equity multiple: 4.76×
• Total profit: $38,913
• Equity at exit: $5,517

10-year hold

• IRR: 87.6%
• Equity multiple: 9.07×
• Total profit: $83,593
• Equity at exit: $3,199

Cash invested: $10,360 (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 86303

• Home prices YoY: -28.9%
• Rents YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $754

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 36%

Sensitivity live

Price	-10% $779	-5% $767	+0% $754	+5% $741	+10% $728
Rent	-10% $653	-5% $703	+0% $754	+5% $804	+10% $855
Rate	-1.0pp $772	-0.5pp $763	base $754	+0.5pp $744	+1.0pp $735

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	14d	1	0.20mi
701 White Spar Rd Prescott, AZ	1.0–2.0	1.0–2.0	751	$1,450	$1.93	14d	10	0.23mi
601 S Cortez St Prescott, AZ	—	1.0	445	$1,100	$2.47	14d	1	0.44mi
320 S Cortez St Unit 5 Prescott, AZ	—	1.0	615	$1,435	$2.33	21d	1	0.59mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	44d	1	0.75mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	44d	1	0.90mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.92mi
123 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,145	$2.97	21d	1	0.92mi
129 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,195	$3.10	21d	1	0.93mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.93mi
129 N Cortez St Prescott, AZ	1.0	1.0	292	$1,225	$4.19	45d	3	0.93mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,175	$1.65	21d	2	0.95mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	44d	1	1.02mi
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	44d	1	1.19mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	1.22mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	44d	1	1.23mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	1.23mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	44d	1	1.40mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.42mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.43mi

Listing history 11 events

1. 2026-06-18
   days on market $37,000 Coming Soon 13 DOM
2. 2026-06-17
   days on market $37,000 Coming Soon 12 DOM
3. 2026-06-16
   days on market $37,000 Coming Soon 11 DOM
4. 2026-06-15
   days on market $37,000 Coming Soon 10 DOM
5. 2026-06-14
   days on market $37,000 Coming Soon 8 DOM
6. 2026-06-13
   days on market $37,000 Coming Soon 7 DOM
7. 2026-06-10
   days on market $37,000 Coming Soon 5 DOM
8. 2026-06-09
   days on market $37,000 Coming Soon 4 DOM
9. 2026-06-08
   days on market $37,000 Coming Soon 3 DOM
10. 2026-06-07
    remarks 117-char remark
11. 2026-06-07
    listed $37,000 Coming Soon 2 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 16 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: $15,335
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$1,076
• Taxable income: $8,992
• Est. tax owed @ 24.0%: −$2,158
• After-tax cash flow: $6,888/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 · 5 photos

Fair 45/100 Moderate rehab

The home requires significant exterior and landscaping improvements to improve its condition and appeal. Painting the exterior siding and repainting the interior walls and ceilings, along with landscaping improvements, would significantly increase its resale and rental value.

Repairs flagged

• Major Exterior siding — The exterior siding is weathered and shows signs of wear, indicating a need for replacement.
• Major Landscaping — The landscaping is minimal and in poor condition, indicating a need for improvement.

Value-add opportunities

• Resale Painting the exterior siding and repainting the interior walls and ceilings — Painting the exterior siding and interior walls and ceilings can significantly improve the home's curb appeal and interior appearance, making it more attractive to potential buyers.
• Rental Landscaping improvements — Improving the landscaping can enhance the home's curb appeal and make it more attractive to potential renters, potentially increasing rental income.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The exterior siding is weathered and shows signs of wear, indicating a need for replacement.	Major	$15,000–50,000
Landscaping · The landscaping is minimal and in poor condition, indicating a need for improvement.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Painting the exterior siding and repainting the interior walls and ceilings — Painting the exterior siding and interior walls and ceilings can significantly improve the home's curb appeal and interior appearance, making it more attractive to potential buyers. ↑
• Rental Landscaping improvements — Improving the landscaping can enhance the home's curb appeal and make it more attractive to potential renters, potentially increasing rental income. ↑

ⓘ 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: 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

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 · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,446
• Household income: $72,359
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 763.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -131.63%
• Current HPI: 323.9554
• Rent YoY: ▲ 0.51%
• 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

1 event — show timeline

• 2026-06-05 Coming Soon $37,000 PAARMLS as Distributed by MLS Grid