610 Jack Burden Rd #14 · Wickenburg, AZ 85390

$27,500

1 bd · 1.0 ba · 728 sqft · Manufactured · 58 Days on market

Built 1985 Good condition 1,953 sqft lot $38/sqft · 5% below area Est $29k · 5% under ↓ 31% 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).

• Cash flow +15.0/30.0
• ARV discount +9.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Desert Cypress Mobile Home Park #14, where comfort and convenience meet peaceful living. This charming 1 bed, 1 bath home offers a well-designed layout with all appliances included, featuring dual pane windows and new refrigerator for efficiency. Enjoy relaxing on the covered patio surrounded by shade trees, creating a sense of privacy and seclusion. The home includes a carport, large storage shed, w/ laundry. Professionally cleaned and move-in ready, this property is ideal for those seeking low-maintenance living in a quiet, welcoming environment w/ community amenities.

Key facts

• Move-in ready
• Community amenities
• Covered patio

Tags

• COVERED PATIO
• DUAL PANE WINDOWS
• LARGE STORAGE SHED
• MOVE-IN READY
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $28k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.7% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $190 of loan paydown is wiped out by about $825 of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 4.61% ✓
• Cap rate: 41.70%
• Cash-on-cash: 126.47%
• DSCR: 6.63
• GRM: 1.8

CMA / ARV

• ARV (median comp): $29,038
• List price: $27,500
• Delta: -5.30%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Jack Burden Rd #14	0.00mi	1/1.0	728 (0%)	1mo	$21,000	$29	99
610 N Jack Burden Rd #51	0.10mi	2/1.0 (+1)	678 (-7%)	9mo	$38,500	$57	71
610 N Jack Burden Rd #54	0.09mi	1/1.0	640 (-12%)	16mo	$16,000	$25	62

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: 59.2%
• Equity multiple: 3.64×
• Total profit: $20,344
• Equity at exit: $4,100

10-year hold

• IRR: 64.0%
• Equity multiple: 7.55×
• Total profit: $50,430
• Equity at exit: $2,378

Cash invested: $7,700 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $385

Break-even live

Break-even rent $780

Max offer price $27,500

Occupancy floor 65%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 S Tegner St Wickenburg, AZ	1.0	1.0	500	$1,250	$2.50	1d	1	0.51mi
90 W Yavapai St Apt 9 Wickenburg, AZ	1.0	1.0	608	$1,250	$2.06	43d	1	0.64mi
757 N Oleander St Wickenburg, AZ	1.0	1.0	576	$1,200	$2.08	43d	1	0.95mi
549 W Wickenburg Way Unit 2 Wickenburg, AZ	1.0	1.0	610	$995	$1.63	1d	1	0.96mi

Listing history 4 events

1. 2026-05-18
   status Pending 588-char remark

   Show marketing remark (588 chars)

   Welcome to Desert Cypress Mobile Home Park #14, where comfort and convenience meet peaceful living. This charming 1 bed, 1 bath home offers a well-designed layout with all appliances included, featuring dual pane windows and new refrigerator for efficiency. Enjoy relaxing on the covered patio surrounded by shade trees, creating a sense of privacy and seclusion. The home includes a carport, large storage shed, w/ laundry. Professionally cleaned and move-in ready, this property is ideal for those seeking low-maintenance living in a quiet, welcoming environment w/ community amenities.

2. 2026-04-29
   price $27,500 588-char remark

   Show marketing remark (588 chars)

   Welcome to Desert Cypress Mobile Home Park #14, where comfort and convenience meet peaceful living. This charming 1 bed, 1 bath home offers a well-designed layout with all appliances included, featuring dual pane windows and new refrigerator for efficiency. Enjoy relaxing on the covered patio surrounded by shade trees, creating a sense of privacy and seclusion. The home includes a carport, large storage shed, w/ laundry. Professionally cleaned and move-in ready, this property is ideal for those seeking low-maintenance living in a quiet, welcoming environment w/ community amenities.

3. 2026-04-13
   price $32,900 588-char remark

   Show marketing remark (588 chars)

   Welcome to Desert Cypress Mobile Home Park #14, where comfort and convenience meet peaceful living. This charming 1 bed, 1 bath home offers a well-designed layout with all appliances included, featuring dual pane windows and new refrigerator for efficiency. Enjoy relaxing on the covered patio surrounded by shade trees, creating a sense of privacy and seclusion. The home includes a carport, large storage shed, w/ laundry. Professionally cleaned and move-in ready, this property is ideal for those seeking low-maintenance living in a quiet, welcoming environment w/ community amenities.

4. 2026-03-21
   listed $39,900 Active 588-char remark

   Show marketing remark (588 chars)

   Welcome to Desert Cypress Mobile Home Park #14, where comfort and convenience meet peaceful living. This charming 1 bed, 1 bath home offers a well-designed layout with all appliances included, featuring dual pane windows and new refrigerator for efficiency. Enjoy relaxing on the covered patio surrounded by shade trees, creating a sense of privacy and seclusion. The home includes a carport, large storage shed, w/ laundry. Professionally cleaned and move-in ready, this property is ideal for those seeking low-maintenance living in a quiet, welcoming environment w/ community amenities.

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°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: $15,214
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$5,256
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$800
• Taxable income: $4,770
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $3,475/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Desert Cypress Mobile Home Park offers a good condition with all appliances included and a well-maintained exterior. Potential buyers can expect a good ROI with minor updates to the exterior and energy-efficient upgrades.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Replace ceiling fan with energy-efficient model — Improves energy efficiency and aesthetics
• Both Replace dual pane windows with energy-efficient windows — Reduces energy costs and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fan with energy-efficient model — Improves energy efficiency and aesthetics ↑
• Both Replace dual pane windows with energy-efficient windows — Reduces energy costs and enhances curb appeal ↑

ⓘ 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

-31.1% since first listed

4 events — show timeline

• 2026-05-18 Pending — ARMLS
• 2026-04-29 Price Changed $27,500 ARMLS
• 2026-04-13 Price Changed $32,900 ARMLS
• 2026-03-21 Listed $39,900 ARMLS