7980 E Lakeshore Dr · Prescott Valley, AZ 86314

$660,000

16 bd · 16.0 ba · 2,502 sqft · MultiFamily public records · 127 Days on market

Built 1997 Fair condition Est $534k · 23% over

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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).

• Cash flow +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Turnkey 4-Plex Investment Opportunity! Well-maintained 4 unit multifamily property featuring four 1 bedroom, 1 bath units. All currently occupied. This property offers strong, consistent cash flow with immediate income in place. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history and solid rental demand provide excellent income potential with upside for future rent growth. Conveniently located near shopping, dining, and major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100 per month. Unit C is rented at $1200 per because it is a VA tenant and all utilities are included. All leases are MTM except unit C.

Key facts

• Functional layout
• Conveniently located
• 8 parking spots

Tags

• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $660k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive. Per door: $215/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $602k (8.9% below list).
• Recommended offer: $581k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $6,015/mo this rent would consume 104% of the median local household income ($69k/yr) (locally 1236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 127 days — a 12% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; list at $660k implies a 222% gain — meaningful room to come down on a strong offer.

Recommended offer $580,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $534,492
• List price: $660,000
• Delta: 23.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-64,601
• Equity at exit: $98,408

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-34,547
• Equity at exit: $57,065

Cash invested: $184,800 (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: 36.6×

Monthly cashflow live

• Estimated rent: $6,015 high
• Mortgage (P&I): −$3,461
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,263
• Net cashflow: $859

Break-even live

Break-even rent $4,928

Max offer price $660,000

Occupancy floor 81%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,016
Total (4 units)			$6,015

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $660,000 Active 127 DOM
2. 2026-06-17
   days on market $660,000 Active 126 DOM
3. 2026-06-16
   days on market $660,000 Active 125 DOM
4. 2026-06-15
   days on market $660,000 Active 124 DOM
5. 2026-06-14
   days on market $660,000 Active 122 DOM
6. 2026-06-13
   days on market $660,000 Active 121 DOM
7. 2026-06-10
   days on market $660,000 Active 119 DOM
8. 2026-06-09
   days on market $660,000 Active 118 DOM
9. 2026-06-08
   days on market $660,000 Active 117 DOM
10. 2026-06-07
    days on market $660,000 Active 116 DOM
11. 2026-06-02
    days on market $660,000 Active 111 DOM
12. 2026-06-01
    days on market $660,000 Active 110 DOM
13. 2026-05-31
    days on market $660,000 Active 109 DOM
14. 2026-05-30
    days on market $660,000 Active 108 DOM
15. 2026-04-27
    price $660,000 851-char remark

    Show marketing remark (789 chars)

    4-Plex Investment Opportunity! Well-maintained property featuring four 1 bedroom, 1 bath units. All currently occupied. Offering strong, consistent cash flow with immediate income. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history & solid rental demand provide excellent income potential w/upside for future rent growth. Conveniently located near shopping, dining, & major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100/month. Unit C is rented at $1200 per because it is a VA tenant all utilities included. All Leases MTM. except Unit C.

16. 2026-04-27
    price $660,000 789-char remark

    Show marketing remark (789 chars)

    4-Plex Investment Opportunity! Well-maintained property featuring four 1 bedroom, 1 bath units. All currently occupied. Offering strong, consistent cash flow with immediate income. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history & solid rental demand provide excellent income potential w/upside for future rent growth. Conveniently located near shopping, dining, & major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100/month. Unit C is rented at $1200 per because it is a VA tenant all utilities included. All Leases MTM. except Unit C.

17. 2026-03-11
    price $675,000 789-char remark

    Show marketing remark (789 chars)

    4-Plex Investment Opportunity! Well-maintained property featuring four 1 bedroom, 1 bath units. All currently occupied. Offering strong, consistent cash flow with immediate income. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history & solid rental demand provide excellent income potential w/upside for future rent growth. Conveniently located near shopping, dining, & major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100/month. Unit C is rented at $1200 per because it is a VA tenant all utilities included. All Leases MTM. except Unit C.

18. 2026-03-10
    price $675,000 851-char remark

    Show marketing remark (851 chars)

    Turnkey 4-Plex Investment Opportunity! Well-maintained 4 unit multifamily property featuring four 1 bedroom, 1 bath units. All currently occupied. This property offers strong, consistent cash flow with immediate income in place. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history and solid rental demand provide excellent income potential with upside for future rent growth. Conveniently located near shopping, dining, and major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100 per month. Unit C is rented at $1200 per because it is a VA tenant and all utilities are included. All leases are MTM except unit C.

19. 2026-02-11
    listed $695,000 Active 851-char remark

    Show marketing remark (789 chars)

    4-Plex Investment Opportunity! Well-maintained property featuring four 1 bedroom, 1 bath units. All currently occupied. Offering strong, consistent cash flow with immediate income. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history & solid rental demand provide excellent income potential w/upside for future rent growth. Conveniently located near shopping, dining, & major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100/month. Unit C is rented at $1200 per because it is a VA tenant all utilities included. All Leases MTM. except Unit C.

20. 2026-02-11
    listed $695,000 Active 789-char remark

    Show marketing remark (789 chars)

    4-Plex Investment Opportunity! Well-maintained property featuring four 1 bedroom, 1 bath units. All currently occupied. Offering strong, consistent cash flow with immediate income. Each unit has a functional layout appealing to long term tenants, making it an ideal addition to any investor's portfolio. Low vacancy history & solid rental demand provide excellent income potential w/upside for future rent growth. Conveniently located near shopping, dining, & major commuter routes. A great opportunity for both seasoned investors and those looking to enter multifamily ownership. The rents are low for the current market. These one bedrooms should rent for $1100/month. Unit C is rented at $1200 per because it is a VA tenant all utilities included. All Leases MTM. except Unit C.

21. 2002-12-31
    soldstatus $205,000

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $4,356 · $363/mo
• Expected delta: +$2,475/yr (+$206/mo · 131.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $72,180
• − Mortgage interest: −$36,970
• − Property taxes: −$1,881
• − Insurance: −$3,300
• − Repairs & maintenance: −$5,774
• − Management: −$5,774
• − Depreciation: −$19,200
• Taxable loss: −$720
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $10,481/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 4-unit multifamily property requires moderate renovations to improve its condition and value. Repairs and updates to the exterior, interior, and common areas are necessary to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn and stained carpet
• Major interior walls/paint — Worn paint and scuff marks
• Moderate kitchen cabinets — Outdated and worn
• Moderate bathroom cabinets — Outdated and worn

Value-add opportunities

• Both Paint interior walls — Enhances appearance and value
• Both Replace carpet — Improves comfort and value
• Both Replace kitchen cabinets — Modernizes and increases value
• Both Replace bathroom cabinets — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn and stained carpet	Major	$15,000–50,000
interior walls/paint · Worn paint and scuff marks	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Moderate	$3,000–15,000
bathroom cabinets · Outdated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Both Paint interior walls — Enhances appearance and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Replace kitchen cabinets — Modernizes and increases value ↑
• Both Replace bathroom cabinets — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+222.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $660,000 PAARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $660,000 ARMLS
• 2026-03-11 Price Changed $675,000 ARMLS
• 2026-03-10 Price Changed $675,000 PAARMLS as Distributed by MLS Grid
• 2026-02-11 Listed $695,000 ARMLS
• 2026-02-11 Listed $695,000 PAARMLS as Distributed by MLS Grid
• 2002-12-31 Sold (MLS) $205,000 PAARMLS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $1,881 · +1.1% YoY. Source: county tax records.