130 N Rush St #15 · Prescott, AZ 86301

$69,900

1 bd · 1.0 ba · 624 sqft · Manufactured · 188 Days on market

Built 1974 Good condition $112/sqft · 80% below 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
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! Super cute 1-bedroom, 1-bath home featuring fresh interior and exterior paint, brand-new luxury vinyl flooring, and a new water heater. Recent upgrades include copper plumbing and a roof covering completed in 2023, giving you peace of mind for years to come. 📍 Conveniently located just 1 mile from downtown Prescott, you'll enjoy easy access to restaurants, shopping, and all the charm the area has to offer. 🌿 Sitting on a nice corner lot, this property boasts a low-maintenance level yard and a handy storage shed. 55+ Community💰 Ask about available financing options--this gem won't last long!

Key facts

• Built 1974
• Listed 188 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 486 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-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?
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: 1.92% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.38%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $342,776
• List price: $69,900
• Delta: -79.61%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 N Rush St #4	0.00mi	1/1.0	600 (-4%)	16mo	$81,750	$136	80

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.90×
• Total profit: $17,592
• Equity at exit: $10,422

10-year hold

• IRR: 28.8%
• Equity multiple: 3.21×
• Total profit: $43,223
• Equity at exit: $6,044

Cash invested: $19,572 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 486
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $511

Break-even live

Break-even rent $696

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	43d	1	0.18mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	0.26mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	43d	1	0.42mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	43d	1	0.49mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	43d	1	0.64mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.65mi
123 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,145	$2.97	21d	1	0.65mi
129 N Cortez St Prescott, AZ	1.0	1.0	292	$1,225	$4.19	44d	3	0.65mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.66mi
129 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,195	$3.10	21d	1	0.66mi
320 S Cortez St Unit 5 Prescott, AZ	—	1.0	615	$1,435	$2.33	21d	1	0.79mi
601 S Cortez St Prescott, AZ	—	1.0	445	$1,100	$2.47	13d	1	1.00mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	1.03mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	43d	1	1.05mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	43d	1	1.06mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	1.10mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	1.10mi
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	13d	1	1.19mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	21d	1	1.21mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,175	$1.65	21d	2	1.39mi

Listing history 28 events

1. 2026-06-18
   days on market $69,900 Active 188 DOM
2. 2026-06-17
   days on market $69,900 Active 187 DOM
3. 2026-06-16
   days on market $69,900 Active 186 DOM
4. 2026-06-15
   days on market $69,900 Active 185 DOM
5. 2026-06-14
   days on market $69,900 Active 183 DOM
6. 2026-06-13
   days on market $69,900 Active 182 DOM
7. 2026-06-10
   days on market $69,900 Active 180 DOM
8. 2026-06-09
   days on market $69,900 Active 179 DOM
9. 2026-06-08
   days on market $69,900 Active 178 DOM
10. 2026-06-07
    days on market $69,900 Active 177 DOM
11. 2026-06-05
    days on market $69,900 Active 174 DOM
12. 2026-06-02
    days on market $69,900 Active 172 DOM
13. 2026-06-01
    days on market $69,900 Active 171 DOM
14. 2026-05-31
    days on market $69,900 Active 170 DOM
15. 2026-05-30
    days on market $69,900 Active 169 DOM
16. 2026-04-30
    price $71,900
17. 2026-02-27
    price $74,900
18. 2025-12-12
    listed $79,000 Active
19. 2025-11-01
    historical
20. 2025-07-25
    price $87,900
21. 2025-06-05
    price $89,900
22. 2025-05-18
    price $92,500
23. 2025-04-24
    listed $94,500 Active
24. 2023-12-15
    soldstatus $54,000 Closed
25. 2023-12-01
    status Pending
26. 2023-11-16
    status Active
27. 2023-10-20
    status Pending
28. 2023-10-12
    listed $65,000 Active

ⓘ 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 X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°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: $16,104
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,033
• Taxable income: $5,383
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $4,836/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 1-bedroom, 1-bath home is in excellent condition with recent upgrades and a low-maintenance level yard. It's located just 1 mile from downtown Prescott, making it an ideal investment property.

Value-add opportunities

• Both landscaping — enhances curb appeal and low-maintenance level yard
• Both interior paint — fresh paint improves aesthetics and value
• Both exterior paint — fresh paint enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and low-maintenance level yard ↑
• Both interior paint — fresh paint improves aesthetics and value ↑
• Both exterior paint — fresh paint enhances curb appeal and 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• Metro: Prescott Valley-Prescott, 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

+10.6% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $71,900 PAARMLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $74,900 PAARMLS as Distributed by MLS Grid
• 2025-12-12 Listed $79,000 PAARMLS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $87,900 PAARMLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $89,900 PAARMLS as Distributed by MLS Grid
• 2025-05-18 Price Changed $92,500 PAARMLS as Distributed by MLS Grid
• 2025-04-24 Listed $94,500 PAARMLS as Distributed by MLS Grid
• 2023-12-15 Sold (MLS) $54,000 PAARMLS as Distributed by MLS Grid
• 2023-12-01 Pending — PAARMLS as Distributed by MLS Grid
• 2023-11-16 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-10-20 Pending — PAARMLS as Distributed by MLS Grid
• 2023-10-12 Listed $65,000 PAARMLS as Distributed by MLS Grid