81 Oakmont St · Prescott, AZ 86305

$99,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 78 Days on market

Built 1977 Average condition $79/sqft · 80% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

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

• Community pool
• Built 1977
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 $684 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 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 $99k implies a 268% gain — meaningful room to come down on a strong offer.

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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.78% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.57%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $494,186
• List price: $99,000
• Delta: -79.97%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 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%)	3mo	$155,000	$121	87
73 Oakmont St	0.04mi	3/2.0 (+1)	1,300 (+4%)	12mo	$101,000	$78	76

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: 19.4%
• Equity multiple: 1.77×
• Total profit: $21,312
• Equity at exit: $14,761

10-year hold

• IRR: 26.3%
• Equity multiple: 3.08×
• Total profit: $57,671
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $640

Break-even live

Break-even rent $950

Max offer price $99,000

Occupancy floor 59%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $99,000 Active 78 DOM
2. 2026-06-17
   days on market $99,000 Active 77 DOM
3. 2026-06-16
   days on market $99,000 Active 76 DOM
4. 2026-06-15
   days on market $99,000 Active 75 DOM
5. 2026-06-14
   days on market $99,000 Active 73 DOM
6. 2026-06-13
   days on market $99,000 Active 72 DOM
7. 2026-06-10
   days on market $99,000 Active 70 DOM
8. 2026-06-09
   days on market $99,000 Active 69 DOM
9. 2026-06-08
   days on market $99,000 Active 68 DOM
10. 2026-06-07
    days on market $99,000 Active 67 DOM
11. 2026-06-05
    days on market $99,000 Active 64 DOM
12. 2026-06-02
    days on market $99,000 Active 62 DOM
13. 2026-06-01
    days on market $99,000 Active 61 DOM
14. 2026-05-31
    days on market $99,000 Active 60 DOM
15. 2026-05-30
    days on market $99,000 Active 59 DOM
16. 2026-04-23
    status Active 848-char remark

    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.

17. 2026-04-16
    historical Active Under Contract 848-char remark

    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.

18. 2026-04-01
    listed $99,000 Active 848-char remark

    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.

19. 2026-03-31
    historical
20. 2025-10-27
    price $99,000
21. 2025-07-27
    price $104,000
22. 2025-07-01
    price $105,000
23. 2025-06-16
    price $109,900
24. 2025-05-28
    price $113,900
25. 2025-04-14
    listed $114,900 Active
26. 2025-03-02
    historical
27. 2025-02-05
    price $114,900
28. 2025-01-08
    price $117,900
29. 2024-11-01
    price $122,900
30. 2024-10-04
    listed $125,000 Active
31. 2020-05-15
    soldstatus $26,900

ⓘ 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: $21,119
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$2,880
• Taxable income: $6,537
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $6,108/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

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.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Simple landscaping could be improved for better curb appeal.	Minor	$500–3,000
Foundation cracks · Minor cracks in the foundation may need attention to prevent further damage.	Minor	$500–3,000
Deck railings · Some wear on the deck railings may need touch-up or replacement to maintain safety and appearance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• 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. ↑

ⓘ 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

+268.0% since first listed

16 events — show timeline

• 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