11350 E Sarah Jane Ln #194 · Prescott Valley, AZ 86327

$229,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 535 Days on market

Built 2020 $171/sqft · 37% below area Est $363k · 37% under ↓ 9% 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 +8.4/30.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Seller is Motivated ***Bring Your Best Offer Today!Come See this Upgraded, well-kept home and make it yours! This is a 2 Bedroom 2 Bath home with 1344 Sq Feet! NO HOA's! Home Does Not back up to anyone! This home has a Spacious kitchen with a large island, Open living room and dining room with tons of storage. Laundry Room has storage too! There are two porches you will enjoy having your Coffee on. There is also a great workshop/storage in the carport area. (has electric) Close to the Community Center!

Key facts

• Open living room
• Spacious kitchen
• Large island

Tags

• SPACIOUS KITCHEN
• LARGE ISLAND
• OPEN LIVING ROOM
• DINING ROOM
• TWO PORCHES
• GREAT WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (23.8% below list).
• Recommended offer: $175k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 266 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 535 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $175,134 (23.8% 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. It's been on market 535 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $362,822
• List price: $229,900
• Delta: -36.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E SR 69 -- #2120	0.22mi	2/2.0	1,344 (0%)	10mo	$163,000	$121	81
2211 Dove Dr	0.34mi	2/2.0	1,333 (-1%)	10mo	$235,000	$176	74
11250 E State Route 69 -- #1125	0.22mi	3/2.0 (+1)	1,248 (-7%)	1mo	$130,000	$104	72
2142 Jackrabbit Dr #2142	0.56mi	2/2.0	1,380 (+3%)	0mo	$185,000	$134	69
11350 E Sarah Jane Ln #100	0.00mi	2/2.0	1,173 (-13%)	18mo	$239,000	$204	64
11350 E Sarah Jane Ln #192	0.02mi	2/2.0	1,145 (-15%)	22mo	$250,000	$218	55
11250 E State Route 69 #1128	0.16mi	2/2.0	1,152 (-14%)	22mo	$145,000	$126	50
11250 E State Route 69 #2229	0.39mi	2/2.0	1,232 (-8%)	22mo	$207,000	$168	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-50,298
• Equity at exit: $34,279

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-60,523
• Equity at exit: $19,878

Cash invested: $64,372 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-205

Break-even live

Break-even rent $2,011

Max offer price $200,203

Occupancy floor —

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1298 Tapadero Dr Unit A Dewey, AZ	2.0	2.0	1134	$1,750	$1.54	20d	1	0.76mi
1131 Tapadero Dr Dewey, AZ	3.0	2.0	1590	$1,695	$1.07	43d	1	0.89mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	43d	1	0.99mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	43d	1	1.13mi
959 N Old Chisholm Trl Apt 01 Dewey, AZ	1.0	2.0	960	$1,175	$1.22	43d	1	1.16mi
887 N Cochise Dr Dewey, AZ	2.0	2.0	1544	$1,625	$1.05	20d	1	1.21mi
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	43d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $229,900 Active 535 DOM
2. 2026-06-17
   days on market $229,900 Active 534 DOM
3. 2026-06-16
   days on market $229,900 Active 533 DOM
4. 2026-06-15
   days on market $229,900 Active 532 DOM
5. 2026-06-14
   days on market $229,900 Active 530 DOM
6. 2026-06-13
   days on market $229,900 Active 529 DOM
7. 2026-06-10
   days on market $229,900 Active 527 DOM
8. 2026-06-09
   days on market $229,900 Active 526 DOM
9. 2026-06-08
   days on market $229,900 Active 525 DOM
10. 2026-06-07
    days on market $229,900 Active 524 DOM
11. 2026-06-02
    days on market $229,900 Active 519 DOM
12. 2026-06-01
    days on market $229,900 Active 518 DOM
13. 2026-05-31
    days on market $229,900 Active 517 DOM
14. 2026-05-30
    days on market $229,900 Active 516 DOM
15. 2026-05-08
    price $229,900 513-char remark

    Show marketing remark (513 chars)

    ***Seller is Motivated ***Bring Your Best Offer Today!Come See this Upgraded, well-kept home and make it yours! This is a 2 Bedroom 2 Bath home with 1344 Sq Feet! NO HOA's! Home Does Not back up to anyone! This home has a Spacious kitchen with a large island, Open living room and dining room with tons of storage. Laundry Room has storage too! There are two porches you will enjoy having your Coffee on. There is also a great workshop/storage in the carport area. (has electric) Close to the Community Center!

16. 2025-12-18
    price $231,900 513-char remark

    Show marketing remark (513 chars)

    ***Seller is Motivated ***Bring Your Best Offer Today!Come See this Upgraded, well-kept home and make it yours! This is a 2 Bedroom 2 Bath home with 1344 Sq Feet! NO HOA's! Home Does Not back up to anyone! This home has a Spacious kitchen with a large island, Open living room and dining room with tons of storage. Laundry Room has storage too! There are two porches you will enjoy having your Coffee on. There is also a great workshop/storage in the carport area. (has electric) Close to the Community Center!

17. 2025-06-12
    price $234,500 513-char remark

    Show marketing remark (513 chars)

    ***Seller is Motivated ***Bring Your Best Offer Today!Come See this Upgraded, well-kept home and make it yours! This is a 2 Bedroom 2 Bath home with 1344 Sq Feet! NO HOA's! Home Does Not back up to anyone! This home has a Spacious kitchen with a large island, Open living room and dining room with tons of storage. Laundry Room has storage too! There are two porches you will enjoy having your Coffee on. There is also a great workshop/storage in the carport area. (has electric) Close to the Community Center!

18. 2025-02-17
    price $236,900 513-char remark

    Show marketing remark (513 chars)

    ***Seller is Motivated ***Bring Your Best Offer Today!Come See this Upgraded, well-kept home and make it yours! This is a 2 Bedroom 2 Bath home with 1344 Sq Feet! NO HOA's! Home Does Not back up to anyone! This home has a Spacious kitchen with a large island, Open living room and dining room with tons of storage. Laundry Room has storage too! There are two porches you will enjoy having your Coffee on. There is also a great workshop/storage in the carport area. (has electric) Close to the Community Center!

19. 2024-12-30
    listed $239,900 Active 513-char remark

    Show marketing remark (513 chars)

    ***Seller is Motivated ***Bring Your Best Offer Today!Come See this Upgraded, well-kept home and make it yours! This is a 2 Bedroom 2 Bath home with 1344 Sq Feet! NO HOA's! Home Does Not back up to anyone! This home has a Spacious kitchen with a large island, Open living room and dining room with tons of storage. Laundry Room has storage too! There are two porches you will enjoy having your Coffee on. There is also a great workshop/storage in the carport area. (has electric) Close to the Community Center!

20. 2024-12-18
    historical
21. 2024-07-12
    price $244,900
22. 2024-07-02
    price $249,000
23. 2024-06-19
    listed $252,000 Active

ⓘ 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: $21,016
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$6,688
• Taxable loss: −$6,510
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-900/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): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

-8.8% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $229,900 PAARMLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $231,900 PAARMLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $234,500 PAARMLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $236,900 PAARMLS as Distributed by MLS Grid
• 2024-12-30 Listed $239,900 PAARMLS as Distributed by MLS Grid
• 2024-12-18 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $244,900 PAARMLS as Distributed by MLS Grid
• 2024-07-02 Price Changed $249,000 PAARMLS as Distributed by MLS Grid
• 2024-06-19 Listed $252,000 PAARMLS as Distributed by MLS Grid