76 Oakmont St · Prescott, AZ 86305

$130,000

2 bd · 2.0 ba · 1,144 sqft · SingleFamily · 129 Days on market

Built 2002 Good condition $114/sqft · 73% below area

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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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your retreat in the forest! This well-maintained home features vaulted ceilings and an abundance of natural light, with windows and skylights throughout--an artist's dream. Nearly every view looks out to beautiful nature at its finest. Relax on the front deck beneath the shade of the Ponderosa pines and visit with friendly neighbors, or enjoy the quiet privacy of the back deck. With two outdoor spaces, you can choose sunshine, shade, or solitude any time of day. Inside you'll find two comfortable bedrooms and two bathrooms. One bathroom includes a tub, while the primary suite features a walk-in shower with a low lip for easy access. The kitchen is convenient and functional, with gas cooking for the enthusiast. Included with the home are a washer and dryer, microwave, refrigerator, gas stove with griddle, and plenty of extra storage. Enjoy added peace of mind knowing the HVAC system is just over a year old. This home makes a perfect lock-and-leave getaway, though you may love it enough to stay full-time. Located in Pine Lakes, a welcoming 55+ community offering fantastic amenities including a refreshing pool and jacuzzi, an amazing clubhouse, workout room, recreation/game room, full kitchen, library/business center, and poolside restrooms. Outdoor amenities include a dog park, BBQ areas, putting green, bocce ball, and a thriving pickleball community. Hikers will appreciate the miles of well-marked trails nearby. Residents enjoy the beauty and tranquility of the Prescott National Forest while living in a community where all neighbors are background checked through Hometown America. Furniture in the home is available if desired, or the sellers will remove it prior to closing. At least one seller is a licensed Realtor in the state of Arizona. Buyers must be approved by park management. Current space rent is $1,280 per month and includes access to all community amenities

Key facts

• Private back deck
• Refreshing pool
• Natural light

Tags

• VAULTED CEILINGS
• NATURAL LIGHT
• PRIVATE BACK DECK
• WALK-IN SHOWER
• GAS STOVE WITH GRIDDLE
• REFRESHING POOL

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$489,373) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 129 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $489,373
• List price: $130,000
• Delta: -73.44%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1746 Timberlane	0.45mi	2/2.0	1,208 (+6%)	1mo	$499,000	$413	69
51 Oakmont St	0.12mi	3/2.0 (+1)	1,248 (+9%)	7mo	$125,000	$100	69
107 Alpine St	0.21mi	2/2.0	1,248 (+9%)	10mo	$94,000	$75	66
1773 Timberlane --	0.45mi	2/2.0	1,232 (+8%)	2mo	$500,000	$406	64

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,808
• Equity at exit: $19,383

10-year hold

• IRR: 8.8%
• Equity multiple: 1.61×
• Total profit: $22,130
• Equity at exit: $11,240

Cash invested: $36,400 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $412

Break-even live

Break-even rent $1,221

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 129 DOM
2. 2026-06-17
   days on market $130,000 Active 128 DOM
3. 2026-06-16
   days on market $130,000 Active 127 DOM
4. 2026-06-15
   days on market $130,000 Active 126 DOM
5. 2026-06-14
   days on market $130,000 Active 124 DOM
6. 2026-06-13
   days on market $130,000 Active 123 DOM
7. 2026-06-10
   days on market $130,000 Active 121 DOM
8. 2026-06-09
   days on market $130,000 Active 120 DOM
9. 2026-06-08
   days on market $130,000 Active 119 DOM
10. 2026-06-07
    days on market $130,000 Active 118 DOM
11. 2026-06-05
    days on market $130,000 Active 115 DOM
12. 2026-06-02
    days on market $130,000 Active 113 DOM
13. 2026-06-01
    days on market $130,000 Active 112 DOM
14. 2026-05-31
    days on market $130,000 Active 111 DOM
15. 2026-05-30
    days on market $130,000 Active 110 DOM
16. 2026-02-09
    listed $130,000 Active 1909-char remark

    Show marketing remark (1909 chars)

    Welcome to your retreat in the forest! This well-maintained home features vaulted ceilings and an abundance of natural light, with windows and skylights throughout--an artist's dream. Nearly every view looks out to beautiful nature at its finest. Relax on the front deck beneath the shade of the Ponderosa pines and visit with friendly neighbors, or enjoy the quiet privacy of the back deck. With two outdoor spaces, you can choose sunshine, shade, or solitude any time of day. Inside you'll find two comfortable bedrooms and two bathrooms. One bathroom includes a tub, while the primary suite features a walk-in shower with a low lip for easy access. The kitchen is convenient and functional, with gas cooking for the enthusiast. Included with the home are a washer and dryer, microwave, refrigerator, gas stove with griddle, and plenty of extra storage. Enjoy added peace of mind knowing the HVAC system is just over a year old. This home makes a perfect lock-and-leave getaway, though you may love it enough to stay full-time. Located in Pine Lakes, a welcoming 55+ community offering fantastic amenities including a refreshing pool and jacuzzi, an amazing clubhouse, workout room, recreation/game room, full kitchen, library/business center, and poolside restrooms. Outdoor amenities include a dog park, BBQ areas, putting green, bocce ball, and a thriving pickleball community. Hikers will appreciate the miles of well-marked trails nearby. Residents enjoy the beauty and tranquility of the Prescott National Forest while living in a community where all neighbors are background checked through Hometown America. Furniture in the home is available if desired, or the sellers will remove it prior to closing. At least one seller is a licensed Realtor in the state of Arizona. Buyers must be approved by park management. Current space rent is $1,280 per month and includes access to all 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 22 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: $20,911
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$3,782
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $4,197/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 well-maintained home offers a comfortable living space with good curb appeal and functional systems. Minor updates to the exterior and energy-efficient upgrades can further enhance its value.

Value-add opportunities

• Both Paint the exterior siding and trim — Fresh paint can enhance curb appeal and property value.
• Both Replace the ceiling fan with a more energy-efficient model — A modern fan can improve air circulation and reduce energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding and trim — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the ceiling fan with a more energy-efficient model — A modern fan can improve air circulation and reduce energy costs. ↑

ⓘ 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

1 event — show timeline

• 2026-02-09 Listed $130,000 PAARMLS as Distributed by MLS Grid