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

$75,000

1 bd · 1.0 ba · 400 sqft · SingleFamily · 104 Days on market

Built 1990 Good condition $188/sqft · 31% below area Est $109k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

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 single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Market conditions: Rents rising (+3.4%/yr); 387 active listings in the ZIP; 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 $519 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (12%) 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $109,302
• List price: $75,000
• Delta: -31.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $8,278
• Equity at exit: $11,183

10-year hold

• IRR: 19.4%
• Equity multiple: 2.66×
• Total profit: $34,865
• Equity at exit: $6,485

Cash invested: $21,000 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 387
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $313

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $365	-5% $339	+0% $313	+5% $287	+10% $262
Rent	-10% $230	-5% $272	+0% $313	+5% $355	+10% $397
Rate	-1.0pp $351	-0.5pp $332	base $313	+0.5pp $294	+1.0pp $274

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 104 DOM
2. 2026-06-17
   days on market $75,000 Active 103 DOM
3. 2026-06-16
   days on market $75,000 Active 102 DOM
4. 2026-06-15
   days on market $75,000 Active 101 DOM
5. 2026-06-14
   days on market $75,000 Active 99 DOM
6. 2026-06-13
   days on market $75,000 Active 98 DOM
7. 2026-06-10
   days on market $75,000 Active 96 DOM
8. 2026-06-09
   days on market $75,000 Active 95 DOM
9. 2026-06-08
   days on market $75,000 Active 94 DOM
10. 2026-06-07
    days on market $75,000 Active 93 DOM
11. 2026-06-03
    days on market $75,000 Active 89 DOM
12. 2026-06-02
    days on market $75,000 Active 88 DOM
13. 2026-06-01
    days on market $75,000 Active 87 DOM
14. 2026-05-31
    days on market $75,000 Active 86 DOM
15. 2026-05-30
    days on market $75,000 Active 85 DOM
16. 2026-04-24
    price $75,000 1125-char remark

    Show marketing remark (1125 chars)

    * 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!

17. 2026-03-06
    listed $85,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    * 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!

18. 2022-07-18
    price $1,600
19. 2021-11-29
    listed $125,000

ⓘ 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 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: $12,633
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,182
• Taxable income: $2,729
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,105/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 181,906 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: 703.0

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 (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%

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

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