550 W Palm Dr #4 · Wickenburg, AZ 85390

$12,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 136 Days on market

Built 1988 2,700 sqft lot $15/sqft · 59% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell!!! Lock-and-leave furnished living at its best in beautiful Wickenburg, AZ! This charming 2-bedroom, 1-bath manufactured home is located in a welcoming 55+ community, perfect for full-time living or a relaxing getaway retreat. Enjoy your morning coffee or evening sunsets on the inviting deck, and take advantage of the personal storage shed for all your extras. The community center offers great opportunities for socializing, gatherings, and activities, making it easy to stay active and connected. Conveniently located near shopping, dining, and local attractions, you'll have endless places to explore and enjoy. Affordable, low-maintenance living in a friendly desert setting -- don't miss this opportunity! This home can be relocated!

Key facts

• Community center
• Inviting deck
• Desert setting

Tags

• INVITING DECK
• PERSONAL STORAGE SHED
• COMMUNITY CENTER
• LOW MAINTENANCE LIVING
• DESERT SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 107.4% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 379 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $83 of loan paydown is wiped out by about $360 of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 11.54% ✓
• Cap rate: 107.43%
• Cash-on-cash: 361.21%
• DSCR: 17.07
• GRM: 0.7

CMA / ARV

• ARV (median comp): $29,048
• List price: $12,000
• Delta: -58.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.59×
• Total profit: $35,588
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 24.84×
• Total profit: $80,103
• Equity at exit: $1,038

Cash invested: $3,360 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 379
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $585

Break-even live

Break-even rent $645

Max offer price $12,000

Occupancy floor 53%

Sensitivity live

Price	-10% $593	-5% $589	+0% $585	+5% $581	+10% $577
Rent	-10% $475	-5% $530	+0% $585	+5% $640	+10% $694
Rate	-1.0pp $591	-0.5pp $588	base $585	+0.5pp $582	+1.0pp $579

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
757 N Oleander St Wickenburg, AZ	1.0	1.0	576	$1,200	$2.08	44d	1	0.09mi
455 N Tegner St #26 Wickenburg, AZ	1.0	1.0	792	$1,150	$1.45	2d	1	0.46mi
90 W Yavapai St Apt 9 Wickenburg, AZ	1.0	1.0	608	$1,250	$2.06	44d	1	0.51mi
560 Penn Ln Wickenburg, AZ	2.0–3.0	2.0	1051	$1,595	$1.52	2d	6	0.51mi
549 W Wickenburg Way Unit 2 Wickenburg, AZ	1.0	1.0	610	$995	$1.63	2d	1	0.62mi

Listing history 19 events

1. 2026-06-21
   days on market $12,000 Active 136 DOM
2. 2026-06-18
   days on market $12,000 Active 133 DOM
3. 2026-06-17
   days on market $12,000 Active 132 DOM
4. 2026-06-16
   days on market $12,000 Active 131 DOM
5. 2026-06-15
   days on market $12,000 Active 130 DOM
6. 2026-06-13
   days on market $12,000 Active 128 DOM
7. 2026-06-13
   days on market $12,000 Active 127 DOM
8. 2026-06-09
   days on market $12,000 Active 124 DOM
9. 2026-06-08
   days on market $12,000 Active 123 DOM
10. 2026-06-07
    days on market $12,000 Active 122 DOM
11. 2026-06-04
    days on market $12,000 Active 119 DOM
12. 2026-06-03
    days on market $12,000 Active 118 DOM
13. 2026-06-02
    days on market $12,000 Active 117 DOM
14. 2026-06-01
    days on market $12,000 Active 116 DOM
15. 2026-05-31
    days on market $12,000 Active 115 DOM
16. 2026-05-12
    price $12,000 755-char remark

    Show marketing remark (755 chars)

    Priced to sell!!! Lock-and-leave furnished living at its best in beautiful Wickenburg, AZ! This charming 2-bedroom, 1-bath manufactured home is located in a welcoming 55+ community, perfect for full-time living or a relaxing getaway retreat. Enjoy your morning coffee or evening sunsets on the inviting deck, and take advantage of the personal storage shed for all your extras. The community center offers great opportunities for socializing, gatherings, and activities, making it easy to stay active and connected. Conveniently located near shopping, dining, and local attractions, you'll have endless places to explore and enjoy. Affordable, low-maintenance living in a friendly desert setting -- don't miss this opportunity! This home can be relocated!

17. 2026-03-19
    price $22,000 755-char remark

    Show marketing remark (755 chars)

    Priced to sell!!! Lock-and-leave furnished living at its best in beautiful Wickenburg, AZ! This charming 2-bedroom, 1-bath manufactured home is located in a welcoming 55+ community, perfect for full-time living or a relaxing getaway retreat. Enjoy your morning coffee or evening sunsets on the inviting deck, and take advantage of the personal storage shed for all your extras. The community center offers great opportunities for socializing, gatherings, and activities, making it easy to stay active and connected. Conveniently located near shopping, dining, and local attractions, you'll have endless places to explore and enjoy. Affordable, low-maintenance living in a friendly desert setting -- don't miss this opportunity! This home can be relocated!

18. 2026-03-08
    price $25,000 755-char remark

    Show marketing remark (755 chars)

    Priced to sell!!! Lock-and-leave furnished living at its best in beautiful Wickenburg, AZ! This charming 2-bedroom, 1-bath manufactured home is located in a welcoming 55+ community, perfect for full-time living or a relaxing getaway retreat. Enjoy your morning coffee or evening sunsets on the inviting deck, and take advantage of the personal storage shed for all your extras. The community center offers great opportunities for socializing, gatherings, and activities, making it easy to stay active and connected. Conveniently located near shopping, dining, and local attractions, you'll have endless places to explore and enjoy. Affordable, low-maintenance living in a friendly desert setting -- don't miss this opportunity! This home can be relocated!

19. 2026-02-02
    listed $32,000 Active 755-char remark

    Show marketing remark (755 chars)

    Priced to sell!!! Lock-and-leave furnished living at its best in beautiful Wickenburg, AZ! This charming 2-bedroom, 1-bath manufactured home is located in a welcoming 55+ community, perfect for full-time living or a relaxing getaway retreat. Enjoy your morning coffee or evening sunsets on the inviting deck, and take advantage of the personal storage shed for all your extras. The community center offers great opportunities for socializing, gatherings, and activities, making it easy to stay active and connected. Conveniently located near shopping, dining, and local attractions, you'll have endless places to explore and enjoy. Affordable, low-maintenance living in a friendly desert setting -- don't miss this opportunity! This home can be relocated!

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 16 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: $16,623
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$5,178
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$349
• Taxable income: $7,583
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $5,198/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.

Schools (NCES district)

• District: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

-62.5% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $12,000 ARMLS
• 2026-03-19 Price Changed $22,000 ARMLS
• 2026-03-08 Price Changed $25,000 ARMLS
• 2026-02-02 Listed $32,000 ARMLS