7901 E State Route 69 #67 · Prescott Valley, AZ 86314

$112,500

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 88 Days on market

Built 1985 ↓ 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7901 State Route 69, Lot 67, a well-maintained home tucked into a quiet, peaceful 55+ neighborhood. This property offers a comfortable layout with a spacious open living area that flows naturally into the kitchen, creating an easy, functional space for everyday living or entertaining. The interior has been thoughtfully cared for and remains in good condition throughout, featuring abundant natural light and an open feel that makes the home feel larger than expected. The kitchen connects seamlessly to the main living space, making it both practical and inviting. Step outside to enjoy the screened-in patio--an ideal spot for relaxing, enjoying fresh air, or extending your living spa

Key facts

• Screened-in patio
• 2 parking spots
• Built 1985

Tags

• SCREENED-IN PATIO
• SPACIOUS OPEN LIVING AREA
• ABUNDANT NATURAL LIGHT
• QUIET PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 447 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 33% of the median local income ($69k/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 $778 of loan paydown is wiped out by about $3k 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 + 1.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.70% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $357,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 E State Route 69 #67	0.00mi	3/2.0	1,440 (0%)	1mo	$120,000	$83	100
7901 E State Route 69 #85	0.00mi	3/2.0	1,440 (0%)	3mo	$91,000	$63	98
7901 E State Route 69 #30	0.00mi	3/2.0	1,536 (+7%)	3mo	$110,000	$72	86
7901 E State Route 69 #64	0.06mi	2/2.0 (-1)	1,456 (+1%)	8mo	$110,000	$76	84
7901 E State Route 69 #23	0.00mi	2/2.0 (-1)	1,536 (+7%)	3mo	$125,000	$81	81
7901 E State Route 69 #57	0.06mi	2/2.0 (-1)	1,500 (+4%)	5mo	$130,000	$87	81
2701 N Mesa Dr	0.20mi	3/2.0	1,340 (-7%)	3mo	$332,000	$248	77
8191 E Gale Rd	0.65mi	3/2.0	1,426 (-1%)	6mo	$425,000	$298	64
3416 N Victor Rd #1	0.56mi	3/2.0	1,624 (+13%)	2mo	$459,500	$283	51
8101 E Prescott Rd	0.54mi	3/2.0	1,226 (-15%)	6mo	$390,000	$318	45
3400 N Tani Rd	0.58mi	3/2.0	1,249 (-13%)	7mo	$349,900	$280	45
3547 N Lynn Dr	0.75mi	2/2.0 (-1)	1,264 (-12%)	7mo	$317,500	$251	34

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.78×
• Total profit: $24,639
• Equity at exit: $16,774

10-year hold

• IRR: 26.6%
• Equity multiple: 3.11×
• Total profit: $66,586
• Equity at exit: $9,727

Cash invested: $31,500 (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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 447
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $733

Break-even live

Break-even rent $984

Max offer price $112,500

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	43d	1	0.10mi
2885 N Panorama Dr Prescott Valley, AZ	2.0	2.0	1056	$1,800	$1.70	13d	1	0.10mi
3148 N Navajo Dr Unit C Prescott Valley, AZ	2.0	1.5	1024	$1,425	$1.39	21d	1	0.54mi
3131 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	935	$1,985	$2.12	13d	33	0.59mi
3290 N Bumblebee Dr Unit A Prescott Valley, AZ	2.0	2.0	1050	$1,550	$1.48	13d	1	0.60mi
8320 E Sommer Dr Prescott Valley, AZ	3.0	3.0	1596	$2,100	$1.32	43d	1	0.66mi
8411 E Sommer Dr Prescott Valley, AZ	3.0	2.0	1254	$1,900	$1.52	21d	1	0.72mi
8683 E Commons Cir Prescott Valley, AZ	1.0–2.0	1.0–2.0	834	$1,785	$2.14	13d	5	0.78mi
8132 E Lakeshore Dr Unit B Prescott Valley, AZ	2.0	2.0	890	$1,400	$1.57	43d	1	0.81mi
3028 N Corrine Dr Unit A Prescott Valley, AZ	2.0	1.0	889	$1,600	$1.80	21d	1	0.82mi
3027 N Corrine Dr #2 Prescott Valley, AZ	3.0	2.0	1211	$1,695	$1.40	21d	1	0.85mi
3123 N Corrine Dr Apt B Prescott Valley, AZ	2.0	2.0	1111	$1,595	$1.44	43d	1	0.91mi
3830 N Windsong Dr Prescott Valley, AZ	1.0–3.0	1.0–2.0	1097	$2,468	$2.25	13d	22	0.94mi
3231 N Corrine Dr Unit B Prescott Valley, AZ	2.0	2.0	948	$1,500	$1.58	43d	1	0.98mi
3172 N Truwood Dr Unit D Prescott Valley, AZ	3.0	2.0	1335	$1,525	$1.14	43d	1	0.98mi
8396 E Stevens Dr Unit B Prescott Valley, AZ	2.0	2.0	978	$2,000	$2.04	43d	1	1.03mi
8396 E Stevens Dr Unit A Prescott Valley, AZ	2.0	2.0	950	$2,000	$2.11	43d	1	1.03mi
3850 E Teri Ct #1 Prescott Valley, AZ	3.0	2.0	1453	$2,000	$1.38	43d	1	1.04mi
3866 E Teri Ct Unit A Prescott Valley, AZ	3.0	2.0	1050	$1,675	$1.60	13d	1	1.08mi
8503 E Leigh Dr Unit 3 Prescott Valley, AZ	3.0	2.5	1414	$2,195	$1.55	43d	1	1.12mi
7559 E Cocopah Dr Prescott Valley, AZ	3.0	2.5	1594	$2,100	$1.32	43d	1	1.27mi
3901 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	978	$2,195	$2.24	13d	16	1.34mi
4348 N Sauter Dr W Prescott Valley, AZ	3.0	2.0	1400	$2,100	$1.50	21d	1	1.38mi
4050 N Gelding Dr Prescott Valley, AZ	3.0	3.0	1854	$2,350	$1.27	43d	1	1.39mi
4357 N Miner Rd Prescott Valley, AZ	2.0	2.0	960	$1,600	$1.67	43d	1	1.45mi

Listing history 9 events

1. 2026-04-25
   status Pending
2. 2026-04-15
   historical Active Under Contract
3. 2026-04-01
   price $112,500
4. 2026-03-21
   price $120,000
5. 2026-01-27
   listed $125,000 Active
6. 2025-12-01
   historical
7. 2025-10-11
   price $160,000
8. 2025-07-13
   price $168,000
9. 2025-05-02
   listed $175,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 1 d/yr ≥94°F today · 4 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: $22,939
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$562
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$3,273
• Taxable income: $7,445
• Est. tax owed @ 24.0%: −$1,787
• After-tax cash flow: $7,006/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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• 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

-35.7% since first listed

9 events — show timeline

• 2026-04-25 Pending — PAARMLS as Distributed by MLS Grid
• 2026-04-15 Contingent — PAARMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $112,500 PAARMLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $120,000 PAARMLS as Distributed by MLS Grid
• 2026-01-27 Listed $125,000 PAARMLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-10-11 Price Changed $160,000 PAARMLS as Distributed by MLS Grid
• 2025-07-13 Price Changed $168,000 PAARMLS as Distributed by MLS Grid
• 2025-05-02 Listed $175,000 PAARMLS as Distributed by MLS Grid