853 N Highway 89 #57 · Chino Valley, AZ 86323

$119,999

2 bd · 1.0 ba · 800 sqft · SingleFamily · 111 Days on market

Built 2007 Good condition $150/sqft · 27% below area Est $165k · 27% under ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This turn key ready move in home has been meticulously maintained and includes newly updated with modern kitchen appliances, new garbage disposal, new easy to maintain vinyl flooring, new roofing on both home and storage shed, and new plumbing, these sellers took extra care to prepare their home for sale. THIS IS NOT A PARK OFFICE LISTING contact listing agent. Located in northern Arizona in the heart of Chino Valley's best senior community. One of the heartwarming options for retirees in town is Country West Senior Manufactured Home and RV Park. The community offers manufactured homes and full-hook-up RV sites in a senior-focused setting. Residents enjoy an active social club with bingo, potlucks, games, crafts, exercise classes, and holiday events that make it easier to build friendships. A newer community center with library, meeting spaces, and recreational areas provides a great place to gather and connect. The park is centrally located within walking distance to grocery/drug stores, casual and elevated dining venues, multiple gyms, and health/medical services are just minutes away. Blending convenience with community living. 20 minutes to the Prescott airport, 1hr 15 min to Flagstaff 2 hours to the Phoenix area. Chino Valley enjoys more than 300 days of sunshine a year with mild seasons and clean air. The high-desert climate offers warm days and cool nights -- ideal for outdoor living year-round without the humidity of other regions. Perfect for those who prefer life outside of the city but still tucked into a vibrant and thriving local community. Monthly community fee $545.00 with water/sewer/trash $596.22 month to month lease required. Residency application $35.00, no deposits, 2 pets per home maximum.

Key facts

• Vinyl flooring
• New plumbing
• New roofing

Tags

• MODERN KITCHEN APPLIANCES
• VINYL FLOORING
• NEW ROOFING
• NEW PLUMBING
• RECREATIONAL AREAS
• WALKING DISTANCE TO GROCERY

🏷️ Possibly a rental listed for sale. The $119,999 price doesn't fit this home's estimated sale value (~$165,143) 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/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in Chino 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 61/100 on livability (#154 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, cost of living B; Watch: employment D+, schools D-, amenities F.
• Chino Valley Unified District (4474) (town): math 24% / reading 35% proficiency, ranked #112 of 249 in AZ (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 260 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $829 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 111 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,199 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 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. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $165,143
• List price: $119,999
• Delta: -27.34%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
853 N Highway 89 #57	0.00mi	2/1.0	800 (0%)	1mo	$115,000	$144	100

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-6,833
• Equity at exit: $17,892

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $10,345
• Equity at exit: $10,375

Cash invested: $33,600 (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 86323

• Home prices YoY: -18.3%
• Active inventory: 260
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $198

Break-even live

Break-even rent $1,050

Max offer price $119,999

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 Bottle Brush Dr Chino Valley, AZ	3.0	2.0	925	$1,300	$1.41	20d	1	0.88mi

Listing history 4 events

1. 2026-05-05
   status Pending 1742-char remark

   Show marketing remark (1742 chars)

   This turn key ready move in home has been meticulously maintained and includes newly updated with modern kitchen appliances, new garbage disposal, new easy to maintain vinyl flooring, new roofing on both home and storage shed, and new plumbing, these sellers took extra care to prepare their home for sale. THIS IS NOT A PARK OFFICE LISTING contact listing agent. Located in northern Arizona in the heart of Chino Valley's best senior community. One of the heartwarming options for retirees in town is Country West Senior Manufactured Home and RV Park. The community offers manufactured homes and full-hook-up RV sites in a senior-focused setting. Residents enjoy an active social club with bingo, potlucks, games, crafts, exercise classes, and holiday events that make it easier to build friendships. A newer community center with library, meeting spaces, and recreational areas provides a great place to gather and connect. The park is centrally located within walking distance to grocery/drug stores, casual and elevated dining venues, multiple gyms, and health/medical services are just minutes away. Blending convenience with community living. 20 minutes to the Prescott airport, 1hr 15 min to Flagstaff 2 hours to the Phoenix area. Chino Valley enjoys more than 300 days of sunshine a year with mild seasons and clean air. The high-desert climate offers warm days and cool nights -- ideal for outdoor living year-round without the humidity of other regions. Perfect for those who prefer life outside of the city but still tucked into a vibrant and thriving local community. Monthly community fee $545.00 with water/sewer/trash $596.22 month to month lease required. Residency application $35.00, no deposits, 2 pets per home maximum.

2. 2026-04-21
   price $119,999 1742-char remark

   Show marketing remark (1742 chars)

   This turn key ready move in home has been meticulously maintained and includes newly updated with modern kitchen appliances, new garbage disposal, new easy to maintain vinyl flooring, new roofing on both home and storage shed, and new plumbing, these sellers took extra care to prepare their home for sale. THIS IS NOT A PARK OFFICE LISTING contact listing agent. Located in northern Arizona in the heart of Chino Valley's best senior community. One of the heartwarming options for retirees in town is Country West Senior Manufactured Home and RV Park. The community offers manufactured homes and full-hook-up RV sites in a senior-focused setting. Residents enjoy an active social club with bingo, potlucks, games, crafts, exercise classes, and holiday events that make it easier to build friendships. A newer community center with library, meeting spaces, and recreational areas provides a great place to gather and connect. The park is centrally located within walking distance to grocery/drug stores, casual and elevated dining venues, multiple gyms, and health/medical services are just minutes away. Blending convenience with community living. 20 minutes to the Prescott airport, 1hr 15 min to Flagstaff 2 hours to the Phoenix area. Chino Valley enjoys more than 300 days of sunshine a year with mild seasons and clean air. The high-desert climate offers warm days and cool nights -- ideal for outdoor living year-round without the humidity of other regions. Perfect for those who prefer life outside of the city but still tucked into a vibrant and thriving local community. Monthly community fee $545.00 with water/sewer/trash $596.22 month to month lease required. Residency application $35.00, no deposits, 2 pets per home maximum.

3. 2026-03-03
   price $124,999 1742-char remark

   Show marketing remark (1742 chars)

   This turn key ready move in home has been meticulously maintained and includes newly updated with modern kitchen appliances, new garbage disposal, new easy to maintain vinyl flooring, new roofing on both home and storage shed, and new plumbing, these sellers took extra care to prepare their home for sale. THIS IS NOT A PARK OFFICE LISTING contact listing agent. Located in northern Arizona in the heart of Chino Valley's best senior community. One of the heartwarming options for retirees in town is Country West Senior Manufactured Home and RV Park. The community offers manufactured homes and full-hook-up RV sites in a senior-focused setting. Residents enjoy an active social club with bingo, potlucks, games, crafts, exercise classes, and holiday events that make it easier to build friendships. A newer community center with library, meeting spaces, and recreational areas provides a great place to gather and connect. The park is centrally located within walking distance to grocery/drug stores, casual and elevated dining venues, multiple gyms, and health/medical services are just minutes away. Blending convenience with community living. 20 minutes to the Prescott airport, 1hr 15 min to Flagstaff 2 hours to the Phoenix area. Chino Valley enjoys more than 300 days of sunshine a year with mild seasons and clean air. The high-desert climate offers warm days and cool nights -- ideal for outdoor living year-round without the humidity of other regions. Perfect for those who prefer life outside of the city but still tucked into a vibrant and thriving local community. Monthly community fee $545.00 with water/sewer/trash $596.22 month to month lease required. Residency application $35.00, no deposits, 2 pets per home maximum.

4. 2026-01-14
   listed $125,000 Active 1742-char remark

   Show marketing remark (1742 chars)

   This turn key ready move in home has been meticulously maintained and includes newly updated with modern kitchen appliances, new garbage disposal, new easy to maintain vinyl flooring, new roofing on both home and storage shed, and new plumbing, these sellers took extra care to prepare their home for sale. THIS IS NOT A PARK OFFICE LISTING contact listing agent. Located in northern Arizona in the heart of Chino Valley's best senior community. One of the heartwarming options for retirees in town is Country West Senior Manufactured Home and RV Park. The community offers manufactured homes and full-hook-up RV sites in a senior-focused setting. Residents enjoy an active social club with bingo, potlucks, games, crafts, exercise classes, and holiday events that make it easier to build friendships. A newer community center with library, meeting spaces, and recreational areas provides a great place to gather and connect. The park is centrally located within walking distance to grocery/drug stores, casual and elevated dining venues, multiple gyms, and health/medical services are just minutes away. Blending convenience with community living. 20 minutes to the Prescott airport, 1hr 15 min to Flagstaff 2 hours to the Phoenix area. Chino Valley enjoys more than 300 days of sunshine a year with mild seasons and clean air. The high-desert climate offers warm days and cool nights -- ideal for outdoor living year-round without the humidity of other regions. Perfect for those who prefer life outside of the city but still tucked into a vibrant and thriving local community. Monthly community fee $545.00 with water/sewer/trash $596.22 month to month lease required. Residency application $35.00, no deposits, 2 pets per home maximum.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 5 d/yr ≥96°F today · 12 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: $15,600
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,491
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,255/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 80/100 Cosmetic rehab

This move-in ready home in Chino Valley's senior community is in good condition with recent updates and minimal maintenance required.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace ceiling fans — improves comfort and energy efficiency ↑

ⓘ 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: Chino Valley Unified District (4474)
• NCES district ID: 0400003
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $44,429
• Composite: 25.22/100
• National rank: #7505
• State rank: #112 of 249 in AZ

Livability — Chino Valley

• Score: 61/100
• State rank: #154
• US rank: #17802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Valley, AZ
• City population: 19,297
• Population (ZIP): 19,297

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

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: ▼ -91.73%
• Current HPI: 410.5632
• 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

-4.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — PAARMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $119,999 PAARMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $124,999 PAARMLS as Distributed by MLS Grid
• 2026-01-14 Listed $125,000 PAARMLS as Distributed by MLS Grid