21188 S Cheyenne Rd · Yucca, AZ 86438

$49,999

4 bd · 1.0 ba · 922 sqft · SingleFamily public records · 218 Days on market

Built 2000 40 ac lot $17/mo HOA · 1% of rent

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Why this score? — see what drove the A- 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
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Handyman special, this property is a fixer upper and could be the perfect off-grid RV/off-road property.

Key facts

• 40.07 acre lot
• Built 2000
• Listed 218 days

Property features AI

Finance

• Other: Approximately 40.07 acres lot; Lot dimensions about 1320' x 1321'; Directions: From I-40 E take exit 20, take Alamo Rd to S Cheyenne Rd; after about 25 miles on Alamo Road turn right on Juniper Road, then to Cheyenne Road. Property is about 2 miles down Cheyenne Road on the left.; Subdivision: Stage Coach Trails; Cross street: Juniper
• HOA & community: Homeowners association with an annual fee of $200 (about $16.67/month)

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; Residential property; R1 single-family residential zoning
• Construction: Rolled/hot mop roof
• Exterior features: No fencing; No pool

Interior

• Kitchen: Gas oven; Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Unfurnished; Gas oven and gas range; Water heater
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 2.5% in Yucca — 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 55/100 on livability (#260 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, health & safety C-, amenities F.
• Market conditions: 329 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (9.9% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $50k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.64% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.20%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.7%
• Equity multiple: 5.96×
• Total profit: $69,414
• Equity at exit: $44,661

10-year hold

• IRR: 63.5%
• Equity multiple: 13.21×
• Total profit: $170,969
• Equity at exit: $95,909

Cash invested: $14,000 (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 86438

• Home prices YoY: 3.6%
• Active inventory: 329
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$21
• HOA: −$17
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $667

Break-even live

Break-even rent $477

Max offer price $49,999

Occupancy floor 45%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 9 events

1. 2026-06-07
   statusdays on market $49,999 Pending 218 DOM
2. 2026-06-02
   statusdays on market $49,999 Active 215 DOM
3. 2026-05-03
   status Pending
4. 2026-02-02
   price $49,999
5. 2026-01-16
   price $55,000
6. 2025-12-12
   price $60,000
7. 2025-11-19
   price $65,000
8. 2025-10-01
   listed $70,000 Active
9. 1999-10-05
   soldstatus $31,300

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 19 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: $15,862
• − Mortgage interest: −$2,801
• − Property taxes: −$922
• − Insurance: −$250
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$204
• − Depreciation: −$1,455
• Taxable income: $7,692
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $6,162/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)

No district data.

Livability — Yucca

• Score: 55/100
• State rank: #260
• US rank: #23315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 692

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Slovak 7% Russian 4%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 9.90%
• Current HPI: 283.2861
• Rent YoY: —
• Metro: —
• 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

+59.7% since first listed

7 events — show timeline

• 2026-05-03 Pending — WARDEX
• 2026-02-02 Price Changed $49,999 WARDEX
• 2026-01-16 Price Changed $55,000 WARDEX
• 2025-12-12 Price Changed $60,000 WARDEX
• 2025-11-19 Price Changed $65,000 WARDEX
• 2025-10-01 Listed $70,000 WARDEX
• 1999-10-05 Sold (Public Records) $31,300 Public Records

Property tax history

+1.3%/yr

Latest (2025): $922 · +9.1% YoY. Source: county tax records.