550 Palm Dr #56 · Wickenburg, AZ 85390

$46,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 169 Days on market

Built 1984 Good condition 2,700 sqft lot $55/sqft · 58% above area ↓ 17% since listing

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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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

Key facts

• 2,700 sq ft lot
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $46k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.02% ✓
• Cap rate: 26.63%
• Cash-on-cash: 72.62%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $29,038
• List price: $46,000
• Delta: 58.41%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 2.19×
• Total profit: $15,308
• Equity at exit: $6,859

10-year hold

• IRR: 36.0%
• Equity multiple: 4.37×
• Total profit: $43,425
• Equity at exit: $3,977

Cash invested: $12,880 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $353

Break-even live

Break-even rent $942

Max offer price $46,000

Occupancy floor 70%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
757 N Oleander St Wickenburg, AZ	1.0	1.0	576	$1,200	$2.08	43d	1	0.09mi
455 N Tegner St #26 Wickenburg, AZ	1.0	1.0	792	$1,150	$1.45	1d	1	0.46mi
90 W Yavapai St Apt 9 Wickenburg, AZ	1.0	1.0	608	$1,250	$2.06	43d	1	0.51mi
560 Penn Ln Wickenburg, AZ	2.0–3.0	2.0	1051	$1,595	$1.52	1d	6	0.51mi
549 W Wickenburg Way Unit 2 Wickenburg, AZ	1.0	1.0	610	$995	$1.63	1d	1	0.62mi

Listing history 23 events

1. 2026-06-18
   days on market $46,000 Active 169 DOM
2. 2026-06-17
   days on market $46,000 Active 168 DOM
3. 2026-06-16
   days on market $46,000 Active 167 DOM
4. 2026-06-15
   days on market $46,000 Active 166 DOM
5. 2026-06-13
   days on market $46,000 Active 164 DOM
6. 2026-06-13
   days on market $46,000 Active 163 DOM
7. 2026-06-09
   days on market $46,000 Active 160 DOM
8. 2026-06-08
   days on market $46,000 Active 159 DOM
9. 2026-06-07
   days on market $46,000 Active 158 DOM
10. 2026-06-04
    days on market $46,000 Active 155 DOM
11. 2026-06-03
    days on market $46,000 Active 154 DOM
12. 2026-06-02
    days on market $46,000 Active 153 DOM
13. 2026-06-01
    days on market $46,000 Active 152 DOM
14. 2026-05-31
    days on market $46,000 Active 151 DOM
15. 2026-05-15
    status Active 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

16. 2026-05-11
    historical Contract Contingent on Buyer Sale 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

17. 2026-05-02
    price $47,500 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

18. 2026-04-10
    price $48,500 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

19. 2026-03-12
    price $49,500 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

20. 2026-03-05
    price $53,500 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

21. 2026-02-19
    price $54,000 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

22. 2026-01-25
    price $55,000 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

23. 2025-12-31
    listed $56,900 Active 778-char remark

    Show marketing remark (778 chars)

    Welcome to Palm Drive Mobile Home Park, a 55+ Community with the ideal location! Enjoy quiet streets, a centrally located clubhouse, and walking distance to Historic Downtown Wickenburg with its quaint shops, public park with community pool and restaurants. Ideal for year-round living or a winter get-a-way, this home is affordable and move-in ready. Inside the home, you'll enjoy modern vinyl plank flooring, vaulted ceilings, open floorplan, bay windows, convenient stackable washer/dryer and tons of built-in cabinets for storage. A cozy front porch AND screened-in porch are perfect for sunset views or a secure home for your furry friends. Bonus features include easy access ramp, detached storage shed, expansive 2 car covered carport and patio. Owner Carry Optional!

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $16,669
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$5,348
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$1,338
• Taxable income: $4,049
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $3,264/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

This mobile home is move-in ready with good condition and a good location in Palm Drive Mobile Home Park. It has modern vinyl plank flooring, an open floorplan, and a cozy front porch and screened-in porch. The exterior could benefit from a fresh coat of paint to enhance curb appeal and value.

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both update exterior landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both update exterior landscaping — improves 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

-16.5% since first listed

9 events — show timeline

• 2026-05-15 Relisted — ARMLS
• 2026-05-11 Contingent — ARMLS
• 2026-05-02 Price Changed $47,500 ARMLS
• 2026-04-10 Price Changed $48,500 ARMLS
• 2026-03-12 Price Changed $49,500 ARMLS
• 2026-03-05 Price Changed $53,500 ARMLS
• 2026-02-19 Price Changed $54,000 ARMLS
• 2026-01-25 Price Changed $55,000 ARMLS
• 2025-12-31 Listed $56,900 ARMLS