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

$65,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 36 Days on market

Manufactured home Built 1990 Good condition $162/sqft · 67% below area ↓ 48% since listing

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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. -5.5

Listing remarks

* On leased land * Welcome to 1534 Beachcomber Boulevard A-11, located in the highly sought-after Red Rock Waterside, 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. Red Rock Waterside 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.

Key facts

• Boat slips
• Remodeled park model
• Turnkey property

Tags

• REMODELED PARK MODEL
• TURNKEY PROPERTY
• RESORT-STYLE AMENITIES
• SANDY BEACHES
• BOAT LAUNCH
• BOAT SLIPS

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 $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 657 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent is only 16% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $195,000
• List price: $65,000
• Delta: -66.67%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 5 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%)	18mo	$115,000	$288	85
1534 Beachcomber Blvd Unit H19	0.00mi	1/1.0	400 (0%)	21mo	$184,499	$461	82
1534 Beachcomber Blvd Unit B15	0.00mi	1/1.0	410 (+2%)	18mo	$65,000	$159	81
1534 Beachcomber Blvd Unit A13	0.00mi	1/1.0	410 (+2%)	18mo	$85,000	$207	81
1534 Beachcomber Blvd Unit B37	0.00mi	1/1.0	450 (+12%)	14mo	$120,000	$267	68

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,014
• Equity at exit: $9,692

10-year hold

• IRR: 12.8%
• Equity multiple: 2.04×
• Total profit: $18,949
• 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: 8 active
• Median asking: $167,500 ($421/sqft)
• Median days on market: 181 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.9% above 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: 657
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $811 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: −$170
• Net cashflow: $191

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 71%

Sensitivity live

Price	-10% $236	-5% $214	+0% $191	+5% $169	+10% $146
Rent	-10% $127	-5% $159	+0% $191	+5% $223	+10% $255
Rate	-1.0pp $224	-0.5pp $208	base $191	+0.5pp $174	+1.0pp $157

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: —

Property features AI

Finance

• Other: Zoning: L-RMH Manufactured Home District
• Financial info: Land is leased

Exterior

• Parking: No parking
• Utilities: Public waterPublic sewerPropane200+ amp electrical service
• Home design: Manufactured homeSingle wideUpdated/remodeled
• Construction: Vertical sidingShingle roof
• Exterior features: DeckShed(s)Has viewLevel lot

Interior

• Kitchen: Gas cooktop
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pumpCentral heatingElectric heatingCentral airCeiling fan(s)Electric cooling
• Interior features: Laminate countersVaulted ceilingsCeiling fan(s)Open floorplanPantryWindow coveringsFurnished

Listing history 50 events

1. 2026-11-08
   days on market $65,000 Active 36 DOM
2. 2026-11-07
   days on market $65,000 Active 35 DOM
3. 2026-11-06
   days on market $65,000 Active 34 DOM
4. 2026-11-05
   days on market $65,000 Active 33 DOM
5. 2026-11-04
   days on market $65,000 Active 32 DOM
6. 2026-11-02
   days on market $65,000 Active 30 DOM
7. 2026-11-01
   days on market $65,000 Active 29 DOM
8. 2026-10-31
   days on market $65,000 Active 28 DOM
9. 2026-10-30
   days on market $65,000 Active 27 DOM
10. 2026-10-29
    days on market $65,000 Active 26 DOM
11. 2026-10-28
    days on market $65,000 Active 25 DOM
12. 2026-10-27
    days on market $65,000 Active 24 DOM
13. 2026-10-26
    days on market $65,000 Active 23 DOM
14. 2026-10-25
    days on market $65,000 Active 22 DOM
15. 2026-10-24
    days on market $65,000 Active 21 DOM
16. 2026-10-23
    days on market $65,000 Active 20 DOM
17. 2026-10-22
    days on market $65,000 Active 19 DOM
18. 2026-10-21
    days on market $65,000 Active 18 DOM
19. 2026-10-20
    days on market $65,000 Active 17 DOM
20. 2026-10-19
    days on market $65,000 Active 16 DOM
21. 2026-10-18
    days on market $65,000 Active 15 DOM
22. 2026-10-17
    days on market $65,000 Active 14 DOM
23. 2026-10-16
    days on market $65,000 Active 13 DOM
24. 2026-10-15
    days on market $65,000 Active 12 DOM
25. 2026-10-14
    days on market $65,000 Active 11 DOM
26. 2026-10-13
    days on market $65,000 Active 10 DOM
27. 2026-10-12
    days on market $65,000 Active 9 DOM
28. 2026-10-11
    days on market $65,000 Active 8 DOM
29. 2026-10-10
    days on market $65,000 Active 7 DOM
30. 2026-10-09
    days on market $65,000 Active 6 DOM
31. 2026-10-08
    days on market $65,000 Active 5 DOM
32. 2026-10-07
    days on market $65,000 Active 4 DOM
33. 2026-10-06
    days on market $65,000 Active 3 DOM
34. 2026-10-05
    days on market $65,000 Active 2 DOM
35. 2026-10-04
    days on marketlisting id $65,000 Active 1 DOM
36. 2026-08-28
    days on market $65,000 Active 175 DOM
37. 2026-08-27
    days on market $65,000 Active 174 DOM
38. 2026-08-26
    days on market $65,000 Active 173 DOM
39. 2026-08-25
    days on market $65,000 Active 172 DOM
40. 2026-08-24
    days on market $65,000 Active 171 DOM
41. 2026-08-23
    days on market $65,000 Active 170 DOM
42. 2026-08-22
    days on market $65,000 Active 169 DOM
43. 2026-08-21
    days on market $65,000 Active 168 DOM
44. 2026-08-20
    days on market $65,000 Active 167 DOM
45. 2026-08-19
    days on market $65,000 Active 166 DOM
46. 2026-08-18
    days on market $65,000 Active 165 DOM
47. 2026-08-17
    days on market $65,000 Active 164 DOM
48. 2026-08-16
    days on market $65,000 Active 163 DOM
49. 2026-08-15
    days on market $65,000 Active 162 DOM
50. 2026-08-14
    days on market $65,000 Active 161 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 1/10 Low
• 🌡 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: $9,729
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$1,891
• Taxable income: $1,340
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $1,974/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%
• 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

Property features AI

Finance

• Other: Zoning: L-RMH Manufactured Home District
• Financial info: Land is leased

Exterior

• Parking: No parking
• Utilities: Public waterPublic sewerPropane200+ amp electrical service
• Home design: Manufactured homeSingle wideUpdated/remodeled
• Construction: Vertical sidingShingle roof
• Exterior features: DeckShed(s)Has viewLevel lot

Interior

• Kitchen: Gas cooktop
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pumpCentral heatingElectric heatingCentral airCeiling fan(s)Electric cooling
• Interior features: Laminate countersVaulted ceilingsCeiling fan(s)Open floorplanPantryWindow coveringsFurnished

Price history

-48.0% since first listed

6 events — show timeline

• 2026-10-03 Listed $65,000 LHAR
• 2026-06-25 Price Changed $65,000 LHAR
• 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