1855 W Wickenburg Way #11 · Wickenburg, AZ 85390

$59,900

2 bd · 1.0 ba · 880 sqft · Manufactured · 71 Days on market

Manufactured home Built 1964 Fair condition $68/sqft · 60% above area

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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 +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 BR home for sale by owner is situated on a large corner lot in Country Club Park and is awaiting someone to enjoy all of its features and the amenities of the park. You can look out the large kitchen window and see the clubhouse with its heated pool, shuffleboard courts and daily activities. Two spacious porches offer views of the mountains and beautiful sunrises and sunsets. Both porches are fully fenced and gated. The attached Arizona room combines office or hobby space with a guest bedroom and spacious laundry room with lots of cabinetry. The open concept living room and dining room complement the kitchen with plenty of storage space. The bathroom with double sink and tub/shower has a recently updated shower surround and a large storage closet. The Master Bedroom features 2 full size closets, ceiling fan, and window AC unit. A mini split AC unit was installed in 2025 in the living room. House has central heating unit. All appliances (refrigerator new in 2025) are included and home furnishings will be included, if desired. Base lot rent is $722/mo. Applicants must be approved by the park prior to purchase. Sellers are motivated and will consider all offers. Call today for your personal showing!

Key facts

• Shuffleboard courts
• Fully fenced
• Large corner lot

Tags

• LARGE CORNER LOT
• HEATED POOL
• SHUFFLEBOARD COURTS
• SPACIOUS PORCHES
• MOUNTAIN VIEWS
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 3.1% 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: 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.
• Zoned schools: Festival Foothills Elementary School (math 47% / reading 47%, grade D-, #308 of 1,109 statewide, top 29%, 314 students, 31% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL).
• Market conditions: 376 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.31% ✓
• Cap rate: 19.87%
• Cash-on-cash: 48.50%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $37,500
• List price: $59,900
• Delta: 59.73%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 W Wickenburg Way Way #119	0.10mi	2/1.0	900 (+2%)	2mo	$37,500	$42	89
1855 W Wickenburg Way Way #95	0.10mi	2/1.0	860 (-2%)	13mo	$46,900	$55	81
1855 W Wickenburg Way #108	0.10mi	2/1.5	978 (+11%)	10mo	$58,500	$60	66
1855 W Wickenburg Way #36	0.10mi	2/2.0	800 (-9%)	19mo	$50,000	$63	61
2123 W Smoketree Dr	0.40mi	2/2.0	960 (+9%)	18mo	$229,000	$239	48

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: 46.0%
• Equity multiple: 3.00×
• Total profit: $33,486
• Equity at exit: $8,931

10-year hold

• IRR: 51.8%
• Equity multiple: 6.06×
• Total profit: $84,835
• Equity at exit: $5,179

Cash invested: $16,772 (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: 376
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $678

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $719	-5% $699	+0% $678	+5% $657	+10% $636
Rent	-10% $569	-5% $623	+0% $678	+5% $732	+10% $787
Rate	-1.0pp $708	-0.5pp $693	base $678	+0.5pp $662	+1.0pp $647

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 S West Rd #30 Wickenburg, AZ	1.0	1.0	625	$1,600	$2.56	26d	1	0.16mi
540 S West Rd #25 Wickenburg, AZ	1.0	1.0	625	$1,800	$2.88	24d	1	0.18mi
540 S West Rd Unit 20 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	26d	1	0.20mi
540 S West Rd Unit 21 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	24d	1	0.20mi
540 S West Rd Wickenburg, AZ	2.0	1.0	792	$1,700	$2.15	26d	1	0.21mi
540 S West Rd #24 Wickenburg, AZ	3.0	1.0	894	$2,200	$2.46	26d	1	0.21mi
778 W Wickenburg Way Wickenburg, AZ	1.0	1.0	600	$895	$1.49	1d	1	1.38mi

Listing history 17 events

1. 2026-06-22
   days on market $59,900 Active 71 DOM
2. 2026-06-21
   days on market $59,900 Active 70 DOM
3. 2026-06-18
   days on market $59,900 Active 67 DOM
4. 2026-06-17
   days on market $59,900 Active 66 DOM
5. 2026-06-16
   days on market $59,900 Active 65 DOM
6. 2026-06-15
   days on market $59,900 Active 64 DOM
7. 2026-06-13
   days on market $59,900 Active 62 DOM
8. 2026-06-13
   days on market $59,900 Active 61 DOM
9. 2026-06-09
   days on market $59,900 Active 58 DOM
10. 2026-06-08
    days on market $59,900 Active 57 DOM
11. 2026-06-07
    days on market $59,900 Active 56 DOM
12. 2026-06-04
    days on market $59,900 Active 53 DOM
13. 2026-06-03
    days on market $59,900 Active 52 DOM
14. 2026-06-02
    days on market $59,900 Active 51 DOM
15. 2026-06-01
    days on market $59,900 Active 50 DOM
16. 2026-05-31
    days on market $59,900 Active 49 DOM
17. 2026-04-08
    listed $59,900 Active 1222-char remark

    Show marketing remark (1222 chars)

    This 2 BR home for sale by owner is situated on a large corner lot in Country Club Park and is awaiting someone to enjoy all of its features and the amenities of the park. You can look out the large kitchen window and see the clubhouse with its heated pool, shuffleboard courts and daily activities. Two spacious porches offer views of the mountains and beautiful sunrises and sunsets. Both porches are fully fenced and gated. The attached Arizona room combines office or hobby space with a guest bedroom and spacious laundry room with lots of cabinetry. The open concept living room and dining room complement the kitchen with plenty of storage space. The bathroom with double sink and tub/shower has a recently updated shower surround and a large storage closet. The Master Bedroom features 2 full size closets, ceiling fan, and window AC unit. A mini split AC unit was installed in 2025 in the living room. House has central heating unit. All appliances (refrigerator new in 2025) are included and home furnishings will be included, if desired. Base lot rent is $722/mo. Applicants must be approved by the park prior to purchase. Sellers are motivated and will consider all offers. Call today for your personal showing!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 11 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: $16,584
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$1,743
• Taxable income: $7,635
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $6,302/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

Fair 45/100 Moderate rehab

This 2-bedroom home requires moderate renovations to update the kitchen and bathroom, and freshen the interior. The exterior is in good condition, and the property offers a spacious layout with two porches and a large corner lot.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Dated and worn
• Moderate Kitchen countertops — Worn and dated

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen countertops — Modern countertops improve functionality and aesthetics
• Resale Update bathroom fixtures — New fixtures make the bathroom more appealing and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated and worn	Moderate	$3,000–15,000
Kitchen countertops · Worn and dated	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen countertops — Modern countertops improve functionality and aesthetics ↑
• Resale Update bathroom fixtures — New fixtures make the bathroom more appealing and functional ↑

ⓘ 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

1 event — show timeline

• 2026-04-08 Listed $59,900 Fizber.com