81 Oakmont St · Prescott, AZ 86305

$92,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 108 Days on market

Manufactured home Built 1977 Average condition $74/sqft · 40% below area Est $155k · 40% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Located on the desirable Pine Lakes community, this 1248 sq ft manufactured home offers a comfortable and functional layout with 2 bedrooms and 2 full bathrooms. A standout feature is the feature is the large, partially covered sun deck-perfect for relaxing with your morning coffee or unwinding in the evening with a glass of wine.Positioned just two blocks from the clubhouse, you're right in the heart of everything this active community has to offer and just a short drive to downtown Prescott.Residents enjoy an impressive lineup of amenities, including pickleball courts, pool and spa, putting green, bocce ball courts, scenic walking trails leading to beautiful lakes, and a dog park. The clubhouse features a gym, activity rooms, a full kitchen, and a vibrant social calendar.Monthly lot rent is $1,198 and includes water, sewer, and trash.

Key facts

• Pickleball courts
• Bocce ball
• Scenic walking paths

Tags

• PARTIALLY COVERED SUN DECK
• PICKLEBALL COURTS
• POOL AND SPA
• PUTTING GREEN
• BOCCE BALL
• SCENIC WALKING PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $92k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 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.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents rising (+1.0%/yr); 1013 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 $640 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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 $27k; list at $92k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,175 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $155,000
• List price: $92,500
• Delta: -40.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Cascade St	0.12mi	2/2.0	1,280 (+3%)	8mo	$155,000	$121	83
76 Oakmont St	0.04mi	2/2.0	1,144 (-8%)	3mo	$129,000	$113	82
51 Oakmont St	0.13mi	3/2.0 (+1)	1,248 (0%)	11mo	$125,000	$100	80
107 Alpine St	0.19mi	2/2.0	1,248 (0%)	15mo	$94,000	$75	79
1773 Timberlane --	0.42mi	2/2.0	1,232 (-1%)	7mo	$500,000	$406	73
1746 Timberlane	0.42mi	2/2.0	1,208 (-3%)	5mo	$499,000	$413	71
31 Maverick	0.17mi	3/2.0 (+1)	1,344 (+8%)	15mo	$108,000	$80	62
1670 N Arrowhead Dr	1.28mi	3/2.0 (+1)	1,260 (+1%)	8mo	$449,500	$357	52
10 Shadow Vis	0.98mi	2/2.0	1,384 (+11%)	4mo	$440,000	$318	44
1597 Sierry Peaks Dr	1.33mi	2/2.0	1,035 (-17%)	14mo	$429,000	$414	29
1640 N Arrowhead Dr	1.29mi	2/2.0	1,560 (+25%)	16mo	$382,500	$245	26
20 Woodside Dr	1.14mi	3/2.0 (+1)	1,456 (+17%)	14mo	$599,000	$411	23

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $11,251
• Equity at exit: $13,792

10-year hold

• IRR: 18.6%
• Equity multiple: 2.41×
• Total profit: $36,428
• Equity at exit: $7,998

Cash invested: $25,900 (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 →

Active competition Active MLS

• For sale now: 6 active
• Median asking: $154,998 ($113/sqft)
• Median days on market: 215 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +9.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 1013
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $454

Break-even live

Break-even rent $809

Max offer price $92,500

Occupancy floor 62%

Sensitivity live

Price	-10% $518	-5% $486	+0% $454	+5% $422	+10% $390
Rent	-10% $345	-5% $400	+0% $454	+5% $509	+10% $564
Rate	-1.0pp $501	-0.5pp $478	base $454	+0.5pp $430	+1.0pp $406

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: $23,125
• Closing costs: $2,775
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Land lease community (monthly land lease fee)Land lease amount $1,198 monthlyAssociation covers sewer, trash and waterCommunity amenities: pool, community spa, pickleball courts, tennis courts, lake, fitness center, biking/walking paths

Exterior

• Parking: 2 off-street parking spaces
• Utilities: City waterPublic sewerNatural gas connected
• Home design: Manufactured/mobile homeLeasehold ownershipPaved road accessViews of trees/woods and mountains
• Construction: Wood siding and wood frame constructionComposition roofBuilding area per builder
• Exterior features: Rain guttersShed(s)Gravel/stone frontPrivate maintained road accessHeated spa

Interior

• Kitchen: Gas cooktopDishwasherRefrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingEvaporative cooling
• Interior features: Eat-in kitchenFull bath in primary bedroomLaminate countersDual-pane windows with screens
• Laundry & utility: Washer/dryer hookups (washer/dryer appliances included)Washer and dryer included

Listing history 50 events

1. 2026-11-08
   days on market $92,500 Active 108 DOM
2. 2026-11-07
   days on market $92,500 Active 107 DOM
3. 2026-11-06
   days on market $92,500 Active 106 DOM
4. 2026-11-05
   days on market $92,500 Active 105 DOM
5. 2026-11-04
   days on market $92,500 Active 104 DOM
6. 2026-11-02
   days on market $92,500 Active 102 DOM
7. 2026-11-01
   days on market $92,500 Active 101 DOM
8. 2026-10-31
   days on market $92,500 Active 100 DOM
9. 2026-10-30
   days on market $92,500 Active 99 DOM
10. 2026-10-29
    days on market $92,500 Active 98 DOM
11. 2026-10-28
    days on market $92,500 Active 97 DOM
12. 2026-10-27
    days on market $92,500 Active 96 DOM
13. 2026-10-26
    days on market $92,500 Active 95 DOM
14. 2026-10-25
    days on market $92,500 Active 94 DOM
15. 2026-10-24
    days on market $92,500 Active 93 DOM
16. 2026-10-23
    days on market $92,500 Active 92 DOM
17. 2026-10-22
    days on market $92,500 Active 91 DOM
18. 2026-10-21
    days on market $92,500 Active 90 DOM
19. 2026-10-20
    days on market $92,500 Active 89 DOM
20. 2026-10-19
    days on market $92,500 Active 88 DOM
21. 2026-10-18
    days on market $92,500 Active 87 DOM
22. 2026-10-17
    days on market $92,500 Active 86 DOM
23. 2026-10-16
    days on market $92,500 Active 85 DOM
24. 2026-10-15
    days on market $92,500 Active 84 DOM
25. 2026-10-14
    days on market $92,500 Active 83 DOM
26. 2026-10-13
    days on market $92,500 Active 82 DOM
27. 2026-10-12
    days on market $92,500 Active 81 DOM
28. 2026-10-11
    days on market $92,500 Active 80 DOM
29. 2026-10-10
    days on market $92,500 Active 79 DOM
30. 2026-10-09
    days on market $92,500 Active 78 DOM
31. 2026-10-08
    days on market $92,500 Active 77 DOM
32. 2026-10-07
    days on market $92,500 Active 76 DOM
33. 2026-10-06
    days on market $92,500 Active 75 DOM
34. 2026-10-05
    days on market $92,500 Active 74 DOM
35. 2026-10-04
    days on market $92,500 Active 73 DOM
36. 2026-10-04
    days on market $92,500 Active 72 DOM
37. 2026-10-02
    days on market $92,500 Active 71 DOM
38. 2026-10-01
    days on market $92,500 Active 70 DOM
39. 2026-09-30
    days on market $92,500 Active 69 DOM
40. 2026-09-29
    days on market $92,500 Active 68 DOM
41. 2026-09-28
    days on market $92,500 Active 67 DOM
42. 2026-09-27
    days on market $92,500 Active 66 DOM
43. 2026-09-26
    days on market $92,500 Active 65 DOM
44. 2026-09-25
    days on market $92,500 Active 64 DOM
45. 2026-09-24
    days on market $92,500 Active 63 DOM
46. 2026-09-24
    days on market $92,500 Active 62 DOM
47. 2026-09-22
    days on market $92,500 Active 61 DOM
48. 2026-09-21
    pricedays on market $92,500 Active 60 DOM
49. 2026-09-20
    days on market $95,000 Active 59 DOM
50. 2026-09-19
    days on market $95,000 Active 58 DOM

ⓘ 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 8/10 Severe
• 🌡 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: $16,611
• − Mortgage interest: −$5,181
• − Property taxes: −$1,388
• − Insurance: −$462
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,691
• Taxable income: $4,231
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $4,437/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 · 6 photos

Average 55/100 Moderate rehab Est. rehab $31,200–$56,160 screening

This 1248 sq ft manufactured home in the desirable Pine Lakes community offers a comfortable and functional layout with 2 bedrooms and 2 full bathrooms. While in average condition, it has potential for moderate renovations to improve its curb appeal and value.

Repairs flagged

• Minor Landscaping — Simple landscaping could be improved for better curb appeal.
• Minor Foundation cracks — Minor cracks in the foundation may need attention to prevent further damage.
• Minor Deck railings — Some wear on the deck railings may need touch-up or replacement to maintain safety and appearance.

Value-add opportunities

• Both Landscaping upgrade — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Paint exterior walls — Fresh paint improves curb appeal and enhances the home's value. ↑
• Both Replace worn deck railings — Maintains safety and enhances the home's curb appeal and value. ↑
• Rental HVAC maintenance — Ensures the home is comfortable and energy-efficient for tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Granite Mountain Middle School F AZ #371/1,109 Nat'l #17,861/41,679

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

B Composite livability gradescore 73/100

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 · 241,389 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: 13% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 3%

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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

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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

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Land lease community (monthly land lease fee)Land lease amount $1,198 monthlyAssociation covers sewer, trash and waterCommunity amenities: pool, community spa, pickleball courts, tennis courts, lake, fitness center, biking/walking paths

Exterior

• Parking: 2 off-street parking spaces
• Utilities: City waterPublic sewerNatural gas connected
• Home design: Manufactured/mobile homeLeasehold ownershipPaved road accessViews of trees/woods and mountains
• Construction: Wood siding and wood frame constructionComposition roofBuilding area per builder
• Exterior features: Rain guttersShed(s)Gravel/stone frontPrivate maintained road accessHeated spa

Interior

• Kitchen: Gas cooktopDishwasherRefrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingEvaporative cooling
• Interior features: Eat-in kitchenFull bath in primary bedroomLaminate countersDual-pane windows with screens
• Laundry & utility: Washer/dryer hookups (washer/dryer appliances included)Washer and dryer included

Price history

+253.2% since first listed

18 events — show timeline

• 2026-07-23 Price Changed $95,000 PAARMLS as Distributed by MLS Grid
• 2026-07-15 Listed $95,000 ARMLS
• 2026-04-23 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-04-16 Contingent — PAARMLS as Distributed by MLS Grid
• 2026-04-01 Listed $99,000 PAARMLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $99,000 PAARMLS as Distributed by MLS Grid
• 2025-07-27 Price Changed $104,000 PAARMLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $105,000 PAARMLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $109,900 PAARMLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $113,900 PAARMLS as Distributed by MLS Grid
• 2025-04-14 Listed $114,900 PAARMLS as Distributed by MLS Grid
• 2025-03-02 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $114,900 PAARMLS as Distributed by MLS Grid
• 2025-01-08 Price Changed $117,900 PAARMLS as Distributed by MLS Grid
• 2024-11-01 Price Changed $122,900 PAARMLS as Distributed by MLS Grid
• 2024-10-04 Listed $125,000 PAARMLS as Distributed by MLS Grid
• 2020-05-15 Sold (MLS) $26,900 PAARMLS as Distributed by MLS Grid