1802 Tejon Dr · Bullhead City, AZ 86442

$80,000

1 bd · 1.0 ba · 557 sqft · Land public records · 114 Days on market

Built 1971 3,485 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Charming 1-Bedroom Home Near the Colorado River No HOA! And you own the land! Welcome to this well-maintained 1 bedroom, 1 bathroom home offering 557 sq. ft. of comfortable living space. Featuring an open-concept kitchen, laminate wood flooring, and upgraded dual-pane windows, this home is both stylish and energy-efficient. Enjoy outdoor living with a covered patio and fully fenced yard, perfect for relaxing or entertaining. The property includes RV parking and plenty of additional parking space for vehicles, boats, or guests. This home is ideal for outdoor enthusiasts, seasonal residents, or investors. A great opportunity for affordable living in a desirable location don t miss it!

Key facts

• Rv parking
• Open-concept kitchen
• Covered patio

Tags

• OPEN-CONCEPT KITCHEN
• LAMINATE WOOD FLOORING
• UPGRADED DUAL-PANE WINDOWS
• COVERED PATIO
• FULLY FENCED YARD
• RV PARKING

Property features AI

Finance

• Other: Located in the Riviera Sands subdivision; Zoned R1MH (Single Family Mobile Home)

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; Residential property; Entry opens to kitchen
• Construction: Rolled/Hot Mop roof
• Exterior features: Covered patio; Patio; Chain link fencing in front and backyard; Paved road access

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling; Wall/Window unit(s)
• Interior features: Covered entry from kitchen-open layout; Views available; Shed on property
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago 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.
• Current owner paid $25k; list at $80k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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. 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?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.6

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: 9.2%
• Equity multiple: 1.35×
• Total profit: $7,833
• Equity at exit: $11,928

10-year hold

• IRR: 15.7%
• Equity multiple: 2.10×
• Total profit: $24,726
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $381

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	13d	1	0.74mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	1d	1	0.86mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	0.90mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	21d	1	0.90mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$995	$1.35	21d	1	0.96mi
1489 Church Dr Bullhead City, AZ	1.0	1.0	672	$1,100	$1.64	13d	1	1.04mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	13d	1	1.13mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	7d	1	1.30mi

Listing history 26 events

1. 2026-06-18
   days on market $80,000 Active 114 DOM
2. 2026-06-17
   days on market $80,000 Active 113 DOM
3. 2026-06-16
   days on market $80,000 Active 112 DOM
4. 2026-06-15
   days on market $80,000 Active 111 DOM
5. 2026-06-14
   days on market $80,000 Active 109 DOM
6. 2026-06-13
   days on market $80,000 Active 108 DOM
7. 2026-06-10
   days on market $80,000 Active 106 DOM
8. 2026-06-09
   days on market $80,000 Active 105 DOM
9. 2026-06-08
   days on market $80,000 Active 104 DOM
10. 2026-06-07
    days on market $80,000 Active 103 DOM
11. 2026-06-05
    days on market $80,000 Active 100 DOM
12. 2026-06-02
    days on market $80,000 Active 98 DOM
13. 2026-06-01
    days on market $80,000 Active 97 DOM
14. 2026-05-31
    days on market $80,000 Active 96 DOM
15. 2026-05-30
    days on market $80,000 Active 95 DOM
16. 2026-02-24
    listed $80,000 Active
17. 2024-10-28
    historical $1,000
18. 2024-08-09
    listed $1,000
19. 2024-05-25
    listed $70,000 Active
20. 2019-11-08
    listed $69,900
21. 2019-07-03
    soldstatus $24,900
22. 2019-04-17
    listed $27,900
23. 2015-01-09
    soldstatus $12,111
24. 2013-09-23
    listed $16,900
25. 2005-03-14
    soldstatus $29,900
26. 1996-02-05
    soldstatus $28,000

ⓘ 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 7 d/yr ≥116°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: $14,179
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,327
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,727/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

+185.7% since first listed

11 events — show timeline

• 2026-02-24 Listed $80,000 WARDEX
• 2024-10-28 Rental Removed $1,000 WARDEX
• 2024-08-09 Listed for Rent $1,000 WARDEX
• 2024-05-25 Listed $70,000 WARDEX
• 2019-11-08 Listed $69,900 WARDEX
• 2019-07-03 Sold (MLS) $24,900 WARDEX
• 2019-04-17 Listed $27,900 WARDEX
• 2015-01-09 Sold (MLS) $12,111 WARDEX
• 2013-09-23 Listed $16,900 WARDEX
• 2005-03-14 Sold (Public Records) $29,900 Public Records
• 1996-02-05 Sold (Public Records) $28,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $157 · +3.2% YoY. Source: county tax records.