700 White Spar Rd #36 · Prescott, AZ 86303

$79,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 85 Days on market

Built 1962 Good condition 5,227 sqft lot $89/sqft · 79% below area ↓ 19% 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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk Downtown from this Adorable Singlewide w/Add-On in Quaint 55+ Park! Don't Let the Age Stop You from Viewing...Home has been Recently Totally Renovated! Perfect for Part- or Full-Time Living, this 2BR/1BA Home Features All New Siding, Upgraded Insulation, 2 Exterior Doors, 1 Security Door, Drywall, Shiplap, Wood Plank Ceiling, Appliances, LVP Flooring Throughout (No Carpet!), Interior & Exterior Paint, Windows & Treatments, Fixtures! New Energy Efficient Mini Split Heating/Cooling! Laundry Room w/Barn Door, Storage Shed, 2 Patios, Covered Porch & Carport! Must Apply w/Park Management

Key facts

• Drywall
• All new siding
• Exterior doors

Tags

• RECENTLY TOTALLY RENOVATED
• ALL NEW SIDING
• UPGRADED INSULATION
• EXTERIOR DOORS
• SECURITY DOOR
• DRYWALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 flat; 516 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k 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 + 0.5% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1962 — 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: 2.09% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.03%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $387,901
• List price: $79,900
• Delta: -79.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Maricopa Dr	0.20mi	2/1.0	859 (-5%)	13mo	$274,000	$319	73
532 Canyon Springs Rd	0.26mi	2/1.0	795 (-12%)	9mo	$310,000	$390	61
374 Park Ave	0.47mi	2/1.5	939 (+4%)	11mo	$517,000	$551	60
814 Hoover Ln	0.44mi	2/1.0	826 (-8%)	10mo	$309,000	$374	58
286 San Carlos Rd	0.69mi	2/1.0	932 (+4%)	5mo	$373,000	$400	58
919 Joseph St	0.28mi	2/2.0	974 (+8%)	15mo	$385,000	$395	57
417 S Granite St Unit E	0.63mi	2/1.0	972 (+8%)	3mo	$275,000	$283	54
801 Country Club Dr	0.46mi	2/1.0	780 (-13%)	10mo	$515,000	$660	48
805 Canyon Dr	0.38mi	1/1.0 (-1)	775 (-14%)	13mo	$390,000	$503	44
510 Hill Ave	0.70mi	2/2.0	1,012 (+12%)	0mo	$585,900	$579	42
344 Moreland Cir	0.54mi	2/1.0	789 (-12%)	18mo	$416,000	$527	40
428 S Montezuma St	0.65mi	2/1.0	768 (-15%)	10mo	$327,500	$426	37

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.42×
• Total profit: $31,722
• Equity at exit: $11,913

10-year hold

• IRR: 40.2%
• Equity multiple: 4.33×
• Total profit: $74,548
• Equity at exit: $6,908

Cash invested: $22,372 (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 86303

• Home prices YoY: -28.9%
• Rents YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $765

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 49%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 White Spar Rd Prescott, AZ	1.0–2.0	1.0–2.0	751	$1,850	$2.46	13d	10	0.24mi
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	13d	1	0.46mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	21d	1	0.48mi
717 S Granite St #4 Prescott, AZ	2.0	1.5	910	$1,800	$1.98	21d	1	0.50mi
740 S Montezuma St Prescott, AZ	2.0	1.5	878	$1,500	$1.71	13d	1	0.53mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	21d	1	0.65mi
411 S Cortez St Prescott, AZ	1.0	1.0	754	$1,650	$2.19	43d	1	0.80mi
422 S Marina St Prescott, AZ	2.0	1.0	884	$1,600	$1.81	43d	1	0.82mi
315 S Cortez St Unit B Prescott, AZ	2.0	1.0	1050	$2,500	$2.38	43d	1	0.89mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	21d	1	0.91mi
415 S Alarcon St Unit C Prescott, AZ	2.0	1.0	1000	$1,700	$1.70	13d	1	0.93mi
350 Rim Rock Cir #2 Prescott, AZ	2.0	2.0	1014	$1,750	$1.73	43d	1	0.99mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	43d	1	1.02mi
336 Country Club Cir Unit C-1 Prescott, AZ	2.0	2.0	929	$1,575	$1.70	21d	1	1.02mi
315 E Carleton St Prescott, AZ	2.0	1.0	874	$1,500	$1.72	13d	6	1.04mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	21d	2	1.04mi
347 S Mount Vernon Ave Prescott, AZ	2.0	2.0	1110	$2,450	$2.21	43d	1	1.09mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,400	$1.44	13d	5	1.10mi
304 E Goodwin St Unit 1257809P Prescott, AZ	2.0	2.0	893	$4,182	$4.68	13d	1	1.12mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.16mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.16mi
314 S Virginia St Unit 1 Prescott, AZ	2.0	1.0	800	$1,275	$1.59	21d	1	1.16mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	43d	1	1.17mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	43d	1	1.28mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	43d	1	1.40mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	1.40mi
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	43d	1	1.45mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	43d	1	1.47mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	43d	1	1.47mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	43d	1	1.47mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 85 DOM
2. 2026-06-17
   days on market $79,900 Active 84 DOM
3. 2026-06-16
   days on market $79,900 Active 83 DOM
4. 2026-06-15
   days on market $79,900 Active 82 DOM
5. 2026-06-14
   days on market $79,900 Active 80 DOM
6. 2026-06-13
   days on market $79,900 Active 79 DOM
7. 2026-06-10
   days on market $79,900 Active 77 DOM
8. 2026-06-09
   days on market $79,900 Active 76 DOM
9. 2026-06-08
   days on market $79,900 Active 75 DOM
10. 2026-06-07
    days on market $79,900 Active 74 DOM
11. 2026-06-05
    days on market $79,900 Active 71 DOM
12. 2026-06-02
    days on market $79,900 Active 69 DOM
13. 2026-06-01
    days on market $79,900 Active 68 DOM
14. 2026-05-31
    days on market $79,900 Active 67 DOM
15. 2026-05-30
    days on market $79,900 Active 66 DOM
16. 2026-05-04
    price $79,900 606-char remark

    Show marketing remark (606 chars)

    Walk Downtown from this Adorable Singlewide w/Add-On in Quaint 55+ Park! Don't Let the Age Stop You from Viewing...Home has been Recently Totally Renovated! Perfect for Part- or Full-Time Living, this 2BR/1BA Home Features All New Siding, Upgraded Insulation, 2 Exterior Doors, 1 Security Door, Drywall, Shiplap, Wood Plank Ceiling, Appliances, LVP Flooring Throughout (No Carpet!), Interior & Exterior Paint, Windows & Treatments, Fixtures! New Energy Efficient Mini Split Heating/Cooling! Laundry Room w/Barn Door, Storage Shed, 2 Patios, Covered Porch & Carport! Must Apply w/Park Management

17. 2026-04-15
    price $89,900 606-char remark

    Show marketing remark (606 chars)

    Walk Downtown from this Adorable Singlewide w/Add-On in Quaint 55+ Park! Don't Let the Age Stop You from Viewing...Home has been Recently Totally Renovated! Perfect for Part- or Full-Time Living, this 2BR/1BA Home Features All New Siding, Upgraded Insulation, 2 Exterior Doors, 1 Security Door, Drywall, Shiplap, Wood Plank Ceiling, Appliances, LVP Flooring Throughout (No Carpet!), Interior & Exterior Paint, Windows & Treatments, Fixtures! New Energy Efficient Mini Split Heating/Cooling! Laundry Room w/Barn Door, Storage Shed, 2 Patios, Covered Porch & Carport! Must Apply w/Park Management

18. 2026-03-25
    listed $99,000 Active 606-char remark

    Show marketing remark (606 chars)

    Walk Downtown from this Adorable Singlewide w/Add-On in Quaint 55+ Park! Don't Let the Age Stop You from Viewing...Home has been Recently Totally Renovated! Perfect for Part- or Full-Time Living, this 2BR/1BA Home Features All New Siding, Upgraded Insulation, 2 Exterior Doors, 1 Security Door, Drywall, Shiplap, Wood Plank Ceiling, Appliances, LVP Flooring Throughout (No Carpet!), Interior & Exterior Paint, Windows & Treatments, Fixtures! New Energy Efficient Mini Split Heating/Cooling! Laundry Room w/Barn Door, Storage Shed, 2 Patios, Covered Porch & Carport! Must Apply w/Park Management

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $20,007
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$2,324
• Taxable income: $8,408
• Est. tax owed @ 24.0%: −$2,018
• After-tax cash flow: $7,161/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 singlewide has been recently renovated with new siding, appliances, and flooring, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting exterior trim — Freshens up the home's appearance and adds value.
• Both Upgrading light fixtures — Improves curb appeal and adds value.
• Both Adding outdoor lighting — Enhances safety and adds value.
• Both Upgrading flooring in living areas — Improves aesthetics and adds value.
• Both Upgrading appliances — Improves functionality and adds value.
• Both Upgrading window treatments — Enhances curb appeal and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior trim — Freshens up the home's appearance and adds value. ↑
• Both Upgrading light fixtures — Improves curb appeal and adds value. ↑
• Both Adding outdoor lighting — Enhances safety and adds value. ↑
• Both Upgrading flooring in living areas — Improves aesthetics and adds value. ↑
• Both Upgrading appliances — Improves functionality and adds value. ↑
• Both Upgrading window treatments — Enhances curb appeal and adds value. ↑

ⓘ 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

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,446
• Household income: $72,359
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 763.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -131.63%
• Current HPI: 323.9554
• Rent YoY: ▲ 0.51%
• 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

-19.3% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $79,900 PAARMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $89,900 PAARMLS as Distributed by MLS Grid
• 2026-03-25 Listed $99,000 PAARMLS as Distributed by MLS Grid