1534 Beachcomber Blvd Unit A-11 · Lake Havasu City, AZ 86403

$65,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 155 Days on market

Manufactured home Built 1990 Good condition $162/sqft · 41% below area Est $110k · 41% under ↓ 40% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.2

Listing remarks MLS

* On leased land * Welcome to 1534 Beachcomber Boulevard A-11, located in the highly sought-after Crazy Horse Campground, offering the ultimate Lake Havasu lifestyle. This beautifully remodeled, turnkey park model comes fully furnished, making it the perfect vacation getaway, investment property, or full-time retreat. Crazy Horse Campground is known for its incredible resort-style amenities including sandy beaches, boat launch, boat slips, pickleball courts, shuffleboard, pool, spa, and a dog run, all just steps from the water and minutes from the heart of Lake Havasu. The home features ample parking and a comfortable, updated interior, designed for easy lake living. Whether you're enjoying time on the water, relaxing by the pool, or entertaining friends and family, this property delivers the perfect blend of convenience and fun. With a strong history of short-term rental potential, this is an excellent opportunity for both personal enjoyment and income generation. Don't miss your chance to own a turnkey property in one of Lake Havasu's most amenity-rich communities--your perfect lake lifestyle starts here!

Key facts

• Boat slips
• Pickleball courts
• Boat launch

Tags

• SANDY BEACHES
• BOAT LAUNCH
• BOAT SLIPS
• PICKLEBALL COURTS
• SHUFFLEBOARD
• POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.0% in Lake Havasu 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smoketree Elementary School (math 39% / reading 38%, grade F, #418 of 1,109 statewide, top 38%, 621 students, 49% FRL); Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 470 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent is only 17% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 3.4% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $110,009
• List price: $65,000
• Delta: -40.91%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Beachcomber Blvd Unit L40	0.00mi	1/1.0	400 (0%)	15mo	$115,000	$288	88
1534 Beachcomber Blvd Unit H19	0.00mi	1/1.0	400 (0%)	18mo	$184,499	$461	85
1534 Beachcomber Blvd Unit B15	0.00mi	1/1.0	410 (+2%)	14mo	$65,000	$159	84
1534 Beachcomber Blvd Unit A13	0.00mi	1/1.0	410 (+2%)	15mo	$85,000	$207	83
1534 Beachcomber Blvd Unit H20	0.00mi	1/1.0	400 (0%)	21mo	$235,000	$588	82
1534 Beachcomber Blvd Unit B37	0.00mi	1/1.0	450 (+12%)	11mo	$120,000	$267	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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $3,713
• Equity at exit: $9,692

10-year hold

• IRR: 15.1%
• Equity multiple: 2.24×
• Total profit: $22,659
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Active competition Active MLS

• For sale now: 7 active
• Median asking: $160,000 ($404/sqft)
• Median days on market: 126 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -31.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 470
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $218

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 69%

Sensitivity live

Price	-10% $263	-5% $240	+0% $218	+5% $195	+10% $173
Rent	-10% $151	-5% $184	+0% $218	+5% $251	+10% $284
Rate	-1.0pp $250	-0.5pp $234	base $218	+0.5pp $201	+1.0pp $184

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $65,000 Active 155 DOM
2. 2026-08-07
   days on market $65,000 Active 154 DOM
3. 2026-08-06
   days on market $65,000 Active 153 DOM
4. 2026-08-05
   days on market $65,000 Active 152 DOM
5. 2026-08-04
   days on market $65,000 Active 151 DOM
6. 2026-08-03
   days on market $65,000 Active 150 DOM
7. 2026-07-31
   days on market $65,000 Active 147 DOM
8. 2026-07-30
   days on market $65,000 Active 146 DOM
9. 2026-07-29
   days on market $65,000 Active 145 DOM
10. 2026-07-27
    days on market $65,000 Active 143 DOM
11. 2026-07-25
    days on market $65,000 Active 141 DOM
12. 2026-07-24
    days on market $65,000 Active 140 DOM
13. 2026-07-23
    days on market $65,000 Active 139 DOM
14. 2026-07-22
    days on market $65,000 Active 138 DOM
15. 2026-07-21
    days on market $65,000 Active 137 DOM
16. 2026-07-18
    days on market $65,000 Active 134 DOM
17. 2026-07-16
    days on market $65,000 Active 132 DOM
18. 2026-07-16
    days on market $65,000 Active 131 DOM
19. 2026-07-14
    days on market $65,000 Active 130 DOM
20. 2026-07-13
    days on market $65,000 Active 129 DOM
21. 2026-07-12
    days on market $65,000 Active 128 DOM
22. 2026-07-11
    days on market $65,000 Active 127 DOM
23. 2026-07-10
    days on market $65,000 Active 126 DOM
24. 2026-07-09
    days on market $65,000 Active 125 DOM
25. 2026-07-08
    days on market $65,000 Active 124 DOM
26. 2026-07-07
    days on market $65,000 Active 123 DOM
27. 2026-07-06
    days on market $65,000 Active 122 DOM
28. 2026-07-05
    days on market $65,000 Active 121 DOM
29. 2026-07-04
    days on market $65,000 Active 120 DOM
30. 2026-07-03
    days on market $65,000 Active 119 DOM
31. 2026-07-02
    days on market $65,000 Active 118 DOM
32. 2026-07-01
    days on market $65,000 Active 117 DOM
33. 2026-06-30
    days on market $65,000 Active 116 DOM
34. 2026-06-29
    days on market $65,000 Active 115 DOM
35. 2026-06-28
    days on market $65,000 Active 114 DOM
36. 2026-06-28
    days on market $65,000 Active 113 DOM
37. 2026-06-27
    pricedays on market $65,000 Active 112 DOM
38. 2026-06-25
    days on market $75,000 Active 110 DOM
39. 2026-06-23
    days on market $75,000 Active 108 DOM
40. 2026-06-21
    days on market $75,000 Active 107 DOM
41. 2026-06-18
    days on market $75,000 Active 104 DOM
42. 2026-06-17
    days on market $75,000 Active 103 DOM
43. 2026-06-16
    days on market $75,000 Active 102 DOM
44. 2026-06-15
    days on market $75,000 Active 101 DOM
45. 2026-06-14
    days on market $75,000 Active 99 DOM
46. 2026-06-13
    days on market $75,000 Active 98 DOM
47. 2026-06-10
    days on market $75,000 Active 96 DOM
48. 2026-06-09
    days on market $75,000 Active 95 DOM
49. 2026-06-08
    days on market $75,000 Active 94 DOM
50. 2026-06-07
    days on market $75,000 Active 93 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 17 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: $10,130
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,891
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,210/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 Est. rehab $2,000–$6,000 screening

This beautifully remodeled park model is in excellent condition, offering a turnkey vacation getaway with modern amenities and a prime location.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and adds value ↑
• Both upgrading to smart home features — increases both resale and rental value ↑
• Both installing a smart thermostat — improves energy efficiency and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Smoketree Elementary School F AZ #418/1,109 Nat'l #20,973/41,679 Middle Thunderbolt Middle School F AZ #81/218 Nat'l #8,750/14,009 High Lake Havasu High School F AZ #111/381 Nat'l #10,806/17,239

Schools (NCES district)

• District: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

C Composite livability gradescore 63/100

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 209,184 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• Metro: Lake Havasu City-Kingman, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-40.0% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $75,000 LHAR
• 2026-03-06 Listed $85,000 LHAR
• 2022-07-18 Price Changed $1,600 RENT.
• 2021-11-29 Listed $125,000 LHAR