2050 W State Route 89a -- #181 · Cottonwood, AZ 86326

$135,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured · 248 Days on market

Built 1997 Est $131k · at est. ↓ 16% since listing

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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 +6.2/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Where Every Sunset Tells a Story Why settle for the ordinary when you can live in Technicolor? This isn't just a home; it's a masterclass in Southwest character, perfectly perched to capture the glowing lights of Jerome and the distant, fiery silhouettes of Sedona's red rocks. Whether you're finding your zen on the back porch in the whisper-quiet evening or shaking up cocktails in the lively party room, this residence balances soulful serenity with an undeniable spark. Spend your mornings on the expansive covered deck with a coffee in hand, and your afternoons enjoying the resort-style luxury of Pine Shadows. Your next chapter deserves a backdrop this spectacular.

Key facts

• Peaceful back porch
• Panoramic views
• Garage

Tags

• PANORAMIC VIEWS
• PEACEFUL BACK PORCH
• SPACIOUS COVERED DECK
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Located in a community with clubhouse and on-site amenities
• HOA & community: Land lease ($875 monthly); No association fees listed; Community pool; Community spa (heated); Golf; Pickleball courts; Fitness center; Transportation services

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1-car garage with garage door opener
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Cement siding; Steel frame; Wood frame; Composition roof
• Exterior features: Heated spa; Adjacent to wash; Desert front yard; Gravel/stone backyard; Private maintained road; Mountain view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range/oven; Pantry; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Double vanity; Eat-in kitchen; Furnished (see remarks); No interior steps; Vaulted ceilings; Pantry; Full bathroom in master bedroom; Laminate counters; Fire pit; Free-standing fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.9% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.2%/yr); 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/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 $933 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 21.95%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89a -- #181	0.00mi	2/2.0	1,216 (0%)	0mo	$120,000	$99	100
2050 W State Route 89a -- #177	0.14mi	2/2.0	1,190 (-2%)	9mo	$105,000	$88	82
2050 W St Rte 89a #251	0.14mi	3/2.0 (+1)	1,200 (-1%)	9mo	$120,000	$100	79
2050 W State Route 89a #19	0.14mi	2/2.0	1,248 (+3%)	15mo	$143,000	$115	77
2050 State Route 89a -- #377	0.14mi	2/2.0	1,088 (-10%)	1mo	$109,000	$100	75
2050 W State Route 89a Hwy #51	0.14mi	2/2.0	1,088 (-10%)	4mo	$125,000	$115	72
2050 W State Route 89a -- #158	0.14mi	3/2.0 (+1)	1,334 (+10%)	5mo	$130,000	$97	68
2050 W State Route 89a -- #86	0.17mi	3/2.0 (+1)	1,344 (+10%)	2mo	$35,000	$26	68
2050 W State Route 89-a -- #92	0.17mi	3/2.0 (+1)	1,344 (+10%)	4mo	$145,000	$108	66
2050 W State Route 89a -- #152	0.40mi	2/2.0	1,344 (+10%)	0mo	$205,000	$153	63
972 Trevino Dr	0.21mi	3/2.0 (+1)	1,382 (+14%)	2mo	$179,900	$130	61
511 Mingus Shadows Dr	0.51mi	2/2.0	1,325 (+9%)	3mo	$262,500	$198	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.43×
• Total profit: $16,160
• Equity at exit: $20,129

10-year hold

• IRR: 17.7%
• Equity multiple: 2.26×
• Total profit: $47,608
• Equity at exit: $11,672

Cash invested: $37,800 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 270
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $691

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 61%

Sensitivity live

Price	-10% $785	-5% $738	+0% $691	+5% $645	+10% $598
Rent	-10% $529	-5% $610	+0% $691	+5% $773	+10% $854
Rate	-1.0pp $759	-0.5pp $726	base $691	+0.5pp $656	+1.0pp $621

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	1.07mi
905 N 2nd St Cottonwood, AZ	2.0	1.0	752	$1,305	$1.74	22d	1	1.16mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.21mi

Listing history 8 events

1. 2026-05-05
   status Pending
2. 2026-03-28
   price $135,000
3. 2026-02-04
   status Active
4. 2026-01-11
   status Active
5. 2026-01-04
   status Pending
6. 2026-01-04
   historical
7. 2025-08-11
   price $140,000
8. 2025-07-29
   listed $160,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 20 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: $24,672
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$3,927
• Taxable income: $6,536
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $6,727/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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

-15.6% since first listed

8 events — show timeline

• 2026-05-05 Pending — ARMLS
• 2026-03-28 Price Changed $135,000 ARMLS
• 2026-02-04 Relisted — ARMLS
• 2026-01-11 Relisted — ARMLS
• 2026-01-04 Pending — ARMLS
• 2026-01-04 Listing Removed — ARMLS
• 2025-08-11 Price Changed $140,000 ARMLS
• 2025-07-29 Listed $160,000 ARMLS