1074 Crenshaw -- · Cottonwood, AZ 86326

$199,900

2 bd · 2.0 ba · 1,500 sqft · Manufactured · 6 Days on market

Manufactured home Built 2022 Good condition 2-car garage $133/sqft · 28% below area Est $276k · 28% under ↓ 6% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Schools +1.8/10.0
• Manufactured-home adj. -3.3

Listing remarks MLS

This beautiful home shows like a model. Why buy new when you can get this like new with NO SALES TAX and UPGRADES .2 car carport with attached storage. The porch has a beautiful view. Drip System. Ceiling fans with lights, window coverings. RO and water softener included. New AC in Dec. 2022. Gated Community with indoor swimming pool. Lot lease is 650.00 plus water,trash,sewer.

Key facts

• Corian countertops
• Electric cooktop
• Built-in oven

Tags

• OPEN-CONCEPT FLOOR PLAN
• UPGRADED GOURMET KITCHEN
• CORIAN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ELECTRIC COOKTOP
• BUILT-IN OVEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (26.7% below list).
• Recommended offer: $146k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Cottonwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 377 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $145k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $146,436 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $276,500
• List price: $199,900
• Delta: -27.70%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 E Ash St	0.40mi	3/2.0 (+1)	1,561 (+4%)	5mo	$285,000	$183	66
260 Boulder Ln	0.91mi	3/2.0 (+1)	1,520 (+1%)	0mo	$320,000	$211	58
716 S 7th Pl	0.60mi	2/2.0	1,441 (-4%)	18mo	$267,500	$186	50
102 N 9th St	0.68mi	2/2.0	1,680 (+12%)	6mo	$270,000	$161	43
325 W State Route 89a -- #73	1.11mi	3/2.0 (+1)	1,584 (+6%)	9mo	$129,300	$82	43
325 W St Rte 89a #81	1.11mi	2/2.0	1,440 (-4%)	19mo	$75,000	$52	43
627 E Date St	0.77mi	3/2.0 (+1)	1,344 (-10%)	2mo	$220,000	$164	41
1439 E Coconino St	0.66mi	3/2.0 (+1)	1,680 (+12%)	6mo	$283,000	$168	39
421 Boulder Ln	0.79mi	3/2.0 (+1)	1,320 (-12%)	7mo	$315,000	$239	34
1445 E Cochise St	0.61mi	3/2.5 (+1)	1,258 (-16%)	19mo	$150,000	$119	24
697 S 3rd Dr	0.84mi	3/2.0 (+1)	1,248 (-17%)	17mo	$135,000	$108	21
2050 W Sr 89-a, #82	0.84mi	3/2.0 (+1)	1,758 (+17%)	18mo	$145,000	$82	20

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.09×
• Total profit: $-50,968
• Equity at exit: $29,806

10-year hold

• IRR: -42.8%
• Equity multiple: -0.42×
• Total profit: $-79,298
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $315,000 ($184/sqft)
• Median days on market: 159 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.4% vs current asking $/sqft

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

ZIP-level market 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 377
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-225

Break-even live

Break-even rent $1,749

Max offer price $167,397

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-156	+0% $-225	+5% $-294	+10% $-363
Rent	-10% $-340	-5% $-282	+0% $-225	+5% $-167	+10% $-109
Rate	-1.0pp $-124	-0.5pp $-174	base $-225	+0.5pp $-276	+1.0pp $-329

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 S 16th St Cottonwood, AZ	2.0	2.0	1263	$1,995	$1.58	0d	1	0.39mi
754 Skyview Ln Cottonwood, AZ	2.0	2.0	1272	$1,985	$1.56	109d	1	0.47mi
1011 E Ash Dr Cottonwood, AZ	3.0	2.0	1370	$2,600	$1.90	0d	1	0.48mi
157 S 8th Pl Cottonwood, AZ	2.0	2.0	1070	$1,700	$1.59	0d	1	0.49mi
480 S Sawmill Gardens Dr Cottonwood, AZ	2.0	2.0	1418	$1,710	$1.21	109d	1	0.50mi
708 S 8th St Unit B Cottonwood, AZ	2.0	2.0	1296	$1,585	$1.22	0d	1	0.54mi
935 Salida Ln Cottonwood, AZ	2.0	2.0	1100	$1,985	$1.80	109d	1	0.72mi
1715 Pinon Dr Cottonwood, AZ	2.0	2.0	1100	$1,725	$1.57	5d	1	0.72mi
1735 Pinon Dr Cottonwood, AZ	3.0	2.0	1330	$1,950	$1.47	0d	1	0.72mi
333 N 16th St Cottonwood, AZ	2.0	2.0	1200	$1,595	$1.33	0d	1	0.74mi
1050 S 17th St Cottonwood, AZ	3.0	2.0	1349	$1,885	$1.40	109d	1	0.82mi
1070 S 16th Pl Cottonwood, AZ	3.0	2.0	1309	$2,085	$1.59	109d	1	0.83mi
418 W Gila St Cottonwood, AZ	3.0	1.5	1534	$1,795	$1.17	0d	1	1.36mi
108 W Fir St Cottonwood, AZ	2.0	2.0	1885	$2,894	$1.54	0d	1	1.38mi

Property features AI

Finance

• Other: Lot size reported by ownerBuilding area reported by builderPrivate and city maintained road responsibilities
• Financial info: Conventional financing
• HOA & community: Monthly land lease ($775/month)Association covers grounds maintenance, street maintenance, and front yard maintenanceCommunity poolCommunity spa (heated)GolfPickleball courtsCommunity media roomFitness center

Exterior

• Parking: 2 covered parking spaces2 open parking spaces2-car garage with garage door opener and extended length
• Security: Gated community
• Utilities: Private well waterPublic sewer (sewer in and connected)220 volts in kitchen (electric)
• Home design: Manufactured/mobile homeLeasehold ownershipMountain views
• Construction: Wood siding and vertical sidingOther siding materialsComposition roof
• Exterior features: Desert front and back landscapingAsphalt road accessNo fencing

Interior

• Kitchen: RefrigeratorDishwasherDisposalBuilt-in electric ovenBuilt-in microwaveNon-laminate counters220 volts in kitchen
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral air conditioningCeiling fansENERGY STAR qualified equipment
• Interior features: Double vanityBreakfast bar9+ foot flat ceilingsKitchen islandPantry3/4 bath in master bedroomNo interior stepsFurnished (see remarks)See remarksDual-pane windowsZero-grade entry
• Laundry & utility: Indoor laundry with washer/dryer hookups

Listing history 5 events

1. 2026-06-15
   days on market $199,900 Active 6 DOM
2. 2026-06-14
   days on market $199,900 Active 4 DOM
3. 2026-06-13
   days on market $199,900 Active 3 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   listed $199,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,572
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,815
• Taxable loss: −$6,250
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $-1,195/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 $7,500–$22,500 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with a few cosmetic updates that can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery. ↑
• Both Upgrading light fixtures — Modernizes the home and improves energy efficiency. ↑
• Both Adding smart home features — Improves convenience and energy efficiency for potential buyers/renters. ↑
• Both Upgrading appliances — Modernizes the home and improves energy efficiency for potential buyers/renters. ↑

ⓘ 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 18/100

Zoned Schools

Elementary Cottonwood Community School F AZ #993/1,109 Nat'l #38,608/41,679 High Mingus Union High School F AZ #154/381 Nat'l #12,478/17,239

Schools (NCES district)

• District: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

B Composite livability gradescore 79/100

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 241,389 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• Metro: Prescott Valley-Prescott, 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: Lot size reported by ownerBuilding area reported by builderPrivate and city maintained road responsibilities
• Financial info: Conventional financing
• HOA & community: Monthly land lease ($775/month)Association covers grounds maintenance, street maintenance, and front yard maintenanceCommunity poolCommunity spa (heated)GolfPickleball courtsCommunity media roomFitness center

Exterior

• Parking: 2 covered parking spaces2 open parking spaces2-car garage with garage door opener and extended length
• Security: Gated community
• Utilities: Private well waterPublic sewer (sewer in and connected)220 volts in kitchen (electric)
• Home design: Manufactured/mobile homeLeasehold ownershipMountain views
• Construction: Wood siding and vertical sidingOther siding materialsComposition roof
• Exterior features: Desert front and back landscapingAsphalt road accessNo fencing

Interior

• Kitchen: RefrigeratorDishwasherDisposalBuilt-in electric ovenBuilt-in microwaveNon-laminate counters220 volts in kitchen
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral air conditioningCeiling fansENERGY STAR qualified equipment
• Interior features: Double vanityBreakfast bar9+ foot flat ceilingsKitchen islandPantry3/4 bath in master bedroomNo interior stepsFurnished (see remarks)See remarksDual-pane windowsZero-grade entry
• Laundry & utility: Indoor laundry with washer/dryer hookups

Price history

-6.5% since first listed

2 events — show timeline

• 2023-07-31 Sold (MLS) $145,000 ARMLS
• 2023-01-19 Listed $155,000 ARMLS