1600 Silver Creek #444 · Bullhead City, AZ 86442

$84,000

1 bd · 1.0 ba · 560 sqft · Land · 169 Days on market

Built 1999 2,100 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

VIEWS, VIEWS, VIEWS. Prepare to be charmed with one of the biggest lots in the Resort and Killer Views of the Colorado River, AZ Mountains and Laughlin Casino Night Lights. This inviting manufactured home is ready for you to move right in and start living the Arizona dream. The spacious living room welcomes you with a delightful surprise: a vaulted ceiling, creating a sense of airy grandeur rarely found in spaces of this size, and the high ceiling amplifies the sense of spaciousness, making it the perfect spot to kick back and relax. The kitchen is boasting an open kitchen with plenty of counter space to cook. The bedroom has so many options to create with room for a bed or you could make i

Key facts

• Colorado river
• Handy shed
• Community center

Tags

• COLORADO RIVER
• AZ MOUNTAINS
• OPEN KITCHEN
• TRANQUIL BACKYARD
• HANDY SHED
• COMMUNITY CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $84k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.6% 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); 713 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $16k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.2

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,724
• Equity at exit: $12,525

10-year hold

• IRR: 9.6%
• Equity multiple: 1.64×
• Total profit: $14,961
• Equity at exit: $7,263

Cash invested: $23,520 (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: 713
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $308

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 68%

Sensitivity live

Price	-10% $366	-5% $337	+0% $308	+5% $279	+10% $250
Rent	-10% $219	-5% $264	+0% $308	+5% $352	+10% $397
Rate	-1.0pp $350	-0.5pp $329	base $308	+0.5pp $286	+1.0pp $264

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,093	$1.49	14d	6	0.16mi
1770 Arriba Dr Bullhead City, AZ	1.0–3.0	1.0	826	$925	$1.12	14d	3	0.48mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,115	$1.44	14d	10	0.87mi
1663 Hwy 95 Bullhead, AZ	1.0	1.0	688	$1,700	$2.47	14d	1	0.98mi
2801 Colibri Ct Bullhead City, AZ	2.0	1.0	720	$950	$1.32	14d	1	1.09mi

Listing history 35 events

1. 2026-06-21
   days on market $84,000 Active 169 DOM
2. 2026-06-18
   days on market $84,000 Active 166 DOM
3. 2026-06-17
   days on market $84,000 Active 165 DOM
4. 2026-06-16
   days on market $84,000 Active 164 DOM
5. 2026-06-15
   days on market $84,000 Active 163 DOM
6. 2026-06-14
   days on market $84,000 Active 161 DOM
7. 2026-06-13
   days on market $84,000 Active 160 DOM
8. 2026-06-10
   days on market $84,000 Active 158 DOM
9. 2026-06-09
   days on market $84,000 Active 157 DOM
10. 2026-06-08
    days on market $84,000 Active 156 DOM
11. 2026-06-07
    pricedays on market $84,000 Active 155 DOM
12. 2026-06-05
    days on market $89,000 Active 152 DOM
13. 2026-06-02
    days on market $89,000 Active 150 DOM
14. 2026-06-01
    days on market $89,000 Active 149 DOM
15. 2026-05-31
    days on market $89,000 Active 148 DOM
16. 2026-05-30
    days on market $89,000 Active 147 DOM
17. 2026-03-27
    price $89,000
18. 2026-01-02
    listed $99,900 Active
19. 2024-07-05
    price $82,500
20. 2024-03-22
    listed $89,900 Active
21. 2024-03-14
    historical $1,200
22. 2024-03-11
    listed $1,200
23. 2022-09-26
    historical
24. 2022-08-15
    listed $110,000 Active
25. 2022-08-03
    price $110,000
26. 2022-08-03
    price $110,000
27. 2022-08-03
    listed $127,900 Active
28. 2022-08-03
    listed $127,900 Active
29. 2022-05-26
    soldstatus $76,000
30. 2022-04-29
    listed $76,000
31. 2021-03-25
    soldstatus $14,560,000
32. 2019-03-26
    soldstatus $2,200,000
33. 2019-03-26
    soldstatus $500,000,000
34. 2015-02-02
    listed $29,000
35. 2013-12-05
    listed $32,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 15 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: $13,496
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,444
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,094/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

+178.1% since first listed

19 events — show timeline

• 2026-03-27 Price Changed $89,000 WARDEX
• 2026-01-02 Listed $99,900 WARDEX
• 2024-07-05 Price Changed $82,500 WARDEX
• 2024-03-22 Listed $89,900 WARDEX
• 2024-03-14 Rental Removed $1,200 Avail
• 2024-03-11 Listed for Rent $1,200 Avail
• 2022-09-26 Listing Removed — ARMLS
• 2022-08-15 Listed $110,000 WARDEX
• 2022-08-03 Price Changed $110,000 ARMLS
• 2022-08-03 Price Changed $110,000 WARDEX
• 2022-08-03 Listed $127,900 ARMLS
• 2022-08-03 Listed $127,900 WARDEX
• 2022-05-26 Sold (MLS) $76,000 WARDEX
• 2022-04-29 Listed $76,000 WARDEX
• 2021-03-25 Sold (Public Records) $14,560,000 Public Records
• 2019-03-26 Sold (Public Records) $500,000,000 Public Records
• 2019-03-26 Sold (Public Records) $2,200,000 Public Records
• 2015-02-02 Listed $29,000 WARDEX
• 2013-12-05 Listed $32,000 WARDEX

Property tax history

+40.7%/yr

Latest (2025): $29,312 · +3.2% YoY. Source: county tax records.