1850 Ramar Rd · Bullhead City, AZ 86442

$159,900

3 bd · 1.0 ba · 750 sqft · Land public records · 104 Days on market

Built 1982 6,534 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Welcome to this 3 bedroom home offering comfort, space, and unbeatable location! Featuring a large master bedroom and a spacious living room, this home provides plenty of room to relax and entertain. Step outside to enjoy the expansive front patio perfect for morning coffee or evening sunsets. The property also includes double gates for RV parking or all your desert toys, giving you the freedom and flexibility you ve been looking for. Located in a great neighborhood with NO HOA, you ll enjoy added privacy and fewer restrictions. Take in the beautiful views while being just minutes from the fun and adventure of the Colorado River, Lake Mohave, and the entertainment, dining, and nightlife o

Key facts

• Beautiful views
• 6,534 sq ft lot
• Built 1982

Tags

• EXPANSIVE FRONT PATIO
• DOUBLE GATES FOR RV PARKING
• BEAUTIFUL VIEWS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available (220 volts); Natural gas available
• Home design: Manufactured home (single wide); Residential property type
• Construction: Shingle roof
• Exterior features: Front and back yard fencing (chain link); Has a view

Interior

• Kitchen: Breakfast bar; Laminate counters
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air; Electric cooling; Ceiling fan(s)
• Interior features: Open floorplan; Breakfast bar; Ceiling fans; Laminate countertops; Accessible full bathroom
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.1% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% 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); 710 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 37% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 104 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $160k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.9

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-15,314
• Equity at exit: $23,842

10-year hold

• IRR: -4.3%
• Equity multiple: 0.75×
• Total profit: $-11,229
• Equity at exit: $13,825

Cash invested: $44,772 (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: 710
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$839
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $237

Break-even live

Break-even rent $1,202

Max offer price $159,900

Occupancy floor 79%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1770 Arriba Dr Bullhead City, AZ	1.0–3.0	1.0	826	$1,250	$1.51	13d	3	0.40mi
1453 Luna Ln Bullhead City, AZ	2.0	1.0	1050	$1,500	$1.43	13d	1	0.50mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	13d	6	0.60mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,574	$1.41	13d	13	0.66mi
1663 Highway 95 Unit C11 Bullhead City, AZ	2.0	2.0	1014	$1,800	$1.78	13d	1	0.92mi
1611 AZ-95 Unit C210 Bullhead City, AZ	2.0	2.0	1108	$1,900	$1.71	13d	1	1.10mi
1611 AZ-95 Unit A 103 Bullhead City, AZ	2.0	2.0	1100	$1,425	$1.30	13d	1	1.10mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	13d	1	1.19mi
2022 Merrill Ln Bullhead City, AZ	2.0–3.0	2.0–3.0	1193	$1,500	$1.26	21d	2	1.26mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	13d	10	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 104 DOM
2. 2026-06-17
   days on market $159,900 Active 103 DOM
3. 2026-06-16
   days on market $159,900 Active 102 DOM
4. 2026-06-15
   days on market $159,900 Active 101 DOM
5. 2026-06-14
   days on market $159,900 Active 99 DOM
6. 2026-06-13
   days on market $159,900 Active 98 DOM
7. 2026-06-10
   days on market $159,900 Active 96 DOM
8. 2026-06-09
   days on market $159,900 Active 95 DOM
9. 2026-06-08
   days on market $159,900 Active 94 DOM
10. 2026-06-07
    days on market $159,900 Active 93 DOM
11. 2026-06-05
    days on market $159,900 Active 90 DOM
12. 2026-06-02
    days on market $159,900 Active 88 DOM
13. 2026-06-01
    days on market $159,900 Active 87 DOM
14. 2026-05-31
    days on market $159,900 Active 86 DOM
15. 2026-05-30
    days on market $159,900 Active 85 DOM
16. 2026-04-06
    status Active
17. 2026-03-30
    status Pending
18. 2026-02-26
    listed $159,900 Active
19. 1988-04-01
    soldstatus $29,000

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$527/yr (+$44/mo · 99.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥114°F today · 14 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: $18,012
• − Mortgage interest: −$8,957
• − Property taxes: −$528
• − Insurance: −$800
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,652
• Taxable income: $193
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,793/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

+451.4% since first listed

4 events — show timeline

• 2026-04-06 Relisted — WARDEX
• 2026-03-30 Pending — WARDEX
• 2026-02-26 Listed $159,900 WARDEX
• 1988-04-01 Sold (Public Records) $29,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $528 · +3.3% YoY. Source: county tax records.