1666 Talc Rd · Bullhead City, AZ 86442

$73,000

4 bd · 2.0 ba · 895 sqft · Land public records · 22 Days on market

Built 1979 8,276 sqft lot

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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 +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Bullhead City! 4 bedroom, 2 bathroom factory-built home situated on a spacious 8,276 sq ft lot with mountain views and plenty of potential. This property offers plenty of living space with a split bedroom floorplan, enclosed patio, bonus room, utility/storage shed, gated yard, and ample RV parking. Interior features include solid surface countertops, walk-in shower, indoor laundry hookups, and a mix of laminate, vinyl, and carpet flooring, with kitchen appliances included. Conveniently located near shopping, dining, medical services, casinos, and the Colorado River, this property could make a great investment opportunity, rental, winter home, or affordable primary re

Key facts

• Bonus room
• Utility storage shed
• Gated yard

Tags

• MOUNTAIN VIEWS
• SPLIT BEDROOM FLOORPLAN
• ENCLOSED PATIO
• BONUS ROOM
• UTILITY STORAGE SHED
• GATED YARD

Property features AI

Finance

• Other: Zoned R1MH for single family mobile homes; Directions: Heading south on Highway 95 turn left on Ramar Rd > right on E Rio Vista Dr > right on Talc Rd; property on the left; Subdivision: Buena Vista; Cross street: S Mesa Vista Dr; Listing team: Team Rise; Listing agent: Dakota French (928-278-2013); Listing broker: Sondgeroth Real Estate Group, LLC (928-716-8949)

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (single wide); Residential property
• Construction: Rolled/hot mop roof
• Exterior features: Enclosed patio; Patio; Back yard and front yard fencing; Chain link fence; Shed(s); Has view; Paved road

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Window coverings; Unfurnished; Wood-burning fireplace; Accessible full bath; Counters - solid surface; Walk-in shower
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $73k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 44% of the median local income ($48k/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 $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.40% ✓
• Cap rate: 21.67%
• Cash-on-cash: 54.92%
• DSCR: 3.44
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 3.08×
• Total profit: $42,608
• Equity at exit: $10,885

10-year hold

• IRR: 54.1%
• Equity multiple: 5.60×
• Total profit: $93,955
• Equity at exit: $6,312

Cash invested: $20,440 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $935

Break-even live

Break-even rent $566

Max offer price $73,000

Occupancy floor 42%

Sensitivity live

Price	-10% $977	-5% $956	+0% $935	+5% $915	+10% $894
Rent	-10% $797	-5% $866	+0% $935	+5% $1,005	+10% $1,074
Rate	-1.0pp $972	-0.5pp $954	base $935	+0.5pp $916	+1.0pp $897

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1770 Arriba Dr Bullhead City, AZ	1.0–3.0	1.0	826	$1,250	$1.51	14d	3	0.76mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,574	$1.41	14d	13	1.07mi

Listing history 10 events

1. 2026-06-17
   status $73,000 Pending 22 DOM
2. 2026-06-17
   days on market $73,000 Active 22 DOM
3. 2026-06-16
   days on market $73,000 Active 21 DOM
4. 2026-06-15
   days on market $73,000 Active 20 DOM
5. 2026-06-14
   days on market $73,000 Active 18 DOM
6. 2026-06-10
   days on market $73,000 Active 17 DOM
7. 2026-06-09
   days on market $73,000 Active 16 DOM
8. 2026-06-08
   pricestatusdays on market $73,000 Active 15 DOM
9. 2026-05-22
   status Pending
10. 2026-05-08
    listed $75,000 Active

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $412 · $34/mo
• Projected year-2 tax: $482 · $40/mo
• Expected delta: +$70/yr (+$6/mo · 17.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°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: $21,006
• − Mortgage interest: −$4,089
• − Property taxes: −$412
• − Insurance: −$365
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$2,124
• Taxable income: $10,656
• Est. tax owed @ 24.0%: −$2,557
• After-tax cash flow: $8,667/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

2 events — show timeline

• 2026-05-22 Pending — WARDEX
• 2026-05-08 Listed $75,000 WARDEX

Property tax history

+0.9%/yr

Latest (2025): $412 · +3.3% YoY. Source: county tax records.