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81 Oakmont St
B Composite 74.38
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

$92,500

81 Oakmont St · Prescott, AZ 86305
2 bd · 2.0 ba · 1,248 sqft · Manufactured · 62 Days on market
Manufactured home Built 1977 Average condition $74/sqft · 40% below area Est $155k · 40% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 DECKPICKLEBALL COURTSPOOL AND SPAPUTTING GREENBOCCE BALLSCENIC WALKING PATHS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

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 $474 ($6k/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: $87k (6.0% below list) — sets the bar for market timing.
  • Cap rate 12.4% vs local median 2.3% 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); 921 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 62 days — a 6% lower offer ($87k) 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 $86,950 (6.0% below list)

Questions for the listing agent

  1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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
1.52% ✓
Cap rate
12.44%
Cash-on-cash
21.96%
DSCR
1.98
GRM
5.5

CMA / ARV

ARV (median comp)
$155,000
List price
$92,500
Delta
-38.71%
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%) 6mo $155,000 $121 85
76 Oakmont St 0.04mi 2/2.0 1,144 (-8%) 1mo $129,000 $113 83
51 Oakmont St 0.13mi 3/2.0 (+1) 1,248 (0%) 10mo $125,000 $100 81
107 Alpine St 0.19mi 2/2.0 1,248 (0%) 13mo $94,000 $75 80
1773 Timberlane -- 0.42mi 2/2.0 1,232 (-1%) 5mo $500,000 $406 74
1746 Timberlane 0.42mi 2/2.0 1,208 (-3%) 4mo $499,000 $413 72
31 Maverick 0.17mi 3/2.0 (+1) 1,344 (+8%) 14mo $108,000 $80 63
1670 N Arrowhead Dr 1.28mi 3/2.0 (+1) 1,260 (+1%) 6mo $449,500 $357 53
10 Shadow Vis 0.98mi 2/2.0 1,384 (+11%) 2mo $440,000 $318 45
1597 Sierry Peaks Dr 1.33mi 2/2.0 1,035 (-17%) 12mo $429,000 $414 30
1640 N Arrowhead Dr 1.29mi 2/2.0 1,560 (+25%) 15mo $382,500 $245 28
20 Woodside Dr 1.14mi 3/2.0 (+1) 1,456 (+17%) 13mo $599,000 $411 24

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
12.4%
Equity multiple
1.48×
Total profit
$12,452
Equity at exit
$13,792
10-year hold
IRR
19.7%
Equity multiple
2.50×
Total profit
$38,892
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
$159,950 ($117/sqft)
Median days on market
175 d
This list price
33% of active listings are priced below it
ARV vs active asking
+5.9% 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
921
Price-to-rent
5.5×

Monthly cashflow live

Estimated rent
$1,409 medium interval (Pro) →
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
−$296
Net cashflow
$474

Break-even live

Break-even rent $809
Max offer price $92,500
Occupancy floor 61%

Sensitivity live

Price -10% $538 -5% $506 +0% $474 +5% $442 +10% $410
Rent -10% $363 -5% $418 +0% $474 +5% $530 +10% $585
Rate -1.0pp $521 -0.5pp $497 base $474 +0.5pp $450 +1.0pp $426

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
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

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. 2026-09-24
    days on market $92,500 Active 62 DOM
  2. 2026-09-22
    days on market $92,500 Active 61 DOM
  3. 2026-09-21
    pricedays on market $92,500 Active 60 DOM
  4. 2026-09-20
    days on market $95,000 Active 59 DOM
  5. 2026-09-19
    days on market $95,000 Active 58 DOM
  6. 2026-09-18
    days on market $95,000 Active 57 DOM
  7. 2026-09-17
    days on market $95,000 Active 56 DOM
  8. 2026-09-16
    days on market $95,000 Active 55 DOM
  9. 2026-09-15
    days on market $95,000 Active 54 DOM
  10. 2026-09-14
    days on market $95,000 Active 53 DOM
  11. 2026-09-13
    days on market $95,000 Active 52 DOM
  12. 2026-09-12
    days on market $95,000 Active 51 DOM
  13. 2026-09-11
    days on market $95,000 Active 50 DOM
  14. 2026-09-05
    days on market $95,000 Active 44 DOM
  15. 2026-09-04
    days on market $95,000 Active 43 DOM
  16. 2026-09-03
    days on market $95,000 Active 42 DOM
  17. 2026-08-31
    days on market $95,000 Active 39 DOM
  18. 2026-08-30
    days on market $95,000 Active 38 DOM
  19. 2026-08-29
    days on market $95,000 Active 37 DOM
  20. 2026-08-28
    days on market $95,000 Active 36 DOM
  21. 2026-08-27
    days on market $95,000 Active 35 DOM
  22. 2026-08-25
    days on market $95,000 Active 33 DOM
  23. 2026-08-24
    days on market $95,000 Active 32 DOM
  24. 2026-08-23
    days on market $95,000 Active 31 DOM
  25. 2026-08-22
    days on market $95,000 Active 30 DOM
  26. 2026-08-21
    days on market $95,000 Active 29 DOM
  27. 2026-08-20
    days on market $95,000 Active 28 DOM
  28. 2026-08-19
    days on market $95,000 Active 27 DOM
  29. 2026-08-18
    days on market $95,000 Active 26 DOM
  30. 2026-08-17
    days on market $95,000 Active 25 DOM
  31. 2026-08-16
    days on market $95,000 Active 24 DOM
  32. 2026-08-15
    days on market $95,000 Active 23 DOM
  33. 2026-08-15
    days on market $95,000 Active 22 DOM
  34. 2026-08-13
    days on market $95,000 Active 21 DOM
  35. 2026-08-12
    days on market $95,000 Active 20 DOM
  36. 2026-08-11
    days on market $95,000 Active 19 DOM
  37. 2026-08-10
    days on market $95,000 Active 18 DOM
  38. 2026-08-09
    days on market $95,000 Active 17 DOM
  39. 2026-08-08
    days on market $95,000 Active 16 DOM
  40. 2026-08-07
    days on market $95,000 Active 15 DOM
  41. 2026-08-06
    days on market $95,000 Active 14 DOM
  42. 2026-08-05
    days on market $95,000 Active 13 DOM
  43. 2026-08-04
    days on market $95,000 Active 12 DOM
  44. 2026-08-03
    days on market $95,000 Active 11 DOM
  45. 2026-07-31
    days on market $95,000 Active 8 DOM
  46. 2026-07-29
    days on market $95,000 Active 6 DOM
  47. 2026-07-27
    days on market $95,000 Active 4 DOM
  48. 2026-07-25
    days on market $95,000 Active 2 DOM
  49. 2026-07-24
    days on marketlisting id $95,000 Active 1 DOM
  50. 2026-07-23
    price $95,000 Active 113 DOM
    Show marketing remark (848 chars)

    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.

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$16,909
− Mortgage interest
−$5,181
− Property taxes
−$1,388
− Insurance
−$462
− Repairs & maintenance
−$1,353
− Management
−$1,353
− Depreciation
−$2,691
Taxable income
$4,482
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,076
After-tax cash flow
$4,612/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

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
—

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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