362 Riverfront Dr · Bullhead City, AZ 86442

$369,000

6 bd · 4.0 ba · 1,840 sqft · MultiFamily public records · 247 Days on market

Built 1973 9,148 sqft lot

---

Why this score? — see what drove the D- 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this exquisite duplex located in the heart of a vibrant and sought-after neighborhood. This is a rare opportunity to own a versatile and beautifully maintained property that is ideal for both investors and homeowners looking for additional rental income. Unit A offers a 1 bedroom and 1 bathroom with an upstairs loft. The unit has tile and laminate flooring throughout with laminate counter tops and white kitchen appliances. Unit B offers new paint, new laminate flooring throughout, laminate counter tops, and white appliance. Each unit has their own private laundry room, private entry and covered patio. This duplex is an excellent investment opportunity with the potential for rental income from one unit while living in the other, or renting out both units for maximum return. Each unit has its own separate utilities, including heating, cooling, and electric meters, offering convenience and flexibility. Don't miss the chance to own this charming duplex that combines classic charm with modern amenities in a prime location. Whether you're an investor looking for rental income or a homeowner seeking a multi-generational living setup, this duplex offers an incredible opportunity to enjoy all the benefits of a well-maintained and income-generating property.

Key facts

• Separate utilities
• Laundry room
• Covered patio

Tags

• PRIVATE ENTRY
• COVERED PATIO
• LAUNDRY ROOM
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $369k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive. Per door: $54/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (21.6% below list).
• Recommended offer: $289k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime D-.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Desert Valley School (math 27% / reading 27%, grade F, #600 of 1,109 statewide, top 56%, 510 students, 90% FRL); Bullhead City Middle School (math 14% / reading 23%, grade F, #140 of 218 statewide, top 65%, 508 students, 78% FRL); Mohave High School (math 14% / reading 21%, grade F, #245 of 381 statewide, top 65%, 1,175 students, 51% FRL).
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• At $2,892/mo this rent would consume 72% of the median local household income ($48k/yr) (locally 1040% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,200 (21.6% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-61,563
• Equity at exit: $55,019

10-year hold

• IRR: -15.1%
• Equity multiple: 0.24×
• Total profit: $-78,243
• Equity at exit: $31,904

Cash invested: $103,320 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 713
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $2,892 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $108

Break-even live

Break-even rent $2,755

Max offer price $369,000

Occupancy floor 91%

Sensitivity live

Price	-10% $317	-5% $213	+0% $108	+5% $4	+10% $-101
Rent	-10% $-120	-5% $-6	+0% $108	+5% $222	+10% $337
Rate	-1.0pp $294	-0.5pp $202	base $108	+0.5pp $13	+1.0pp $-85

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,892
Total (2 units)			$2,892

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $369,000 Active 247 DOM
2. 2026-06-18
   days on market $369,000 Active 244 DOM
3. 2026-06-17
   days on market $369,000 Active 243 DOM
4. 2026-06-16
   days on market $369,000 Active 242 DOM
5. 2026-06-15
   days on market $369,000 Active 241 DOM
6. 2026-06-14
   days on market $369,000 Active 239 DOM
7. 2026-06-13
   days on market $369,000 Active 238 DOM
8. 2026-06-10
   days on market $369,000 Active 236 DOM
9. 2026-06-09
   days on market $369,000 Active 235 DOM
10. 2026-06-08
    days on market $369,000 Active 234 DOM
11. 2026-06-07
    days on market $369,000 Active 233 DOM
12. 2026-06-05
    days on market $369,000 Active 230 DOM
13. 2026-06-02
    days on market $369,000 Active 228 DOM
14. 2026-06-01
    days on market $369,000 Active 227 DOM
15. 2026-05-31
    days on market $369,000 Active 226 DOM
16. 2026-05-30
    days on market $369,000 Active 225 DOM
17. 2026-03-20
    price $369,000
18. 2026-02-05
    listed $389,900 Active
19. 2025-10-17
    listed $389,000 Active
20. 2023-12-09
    soldstatus $264,900 Closed 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this exquisite duplex located in the heart of a vibrant and sought-after neighborhood. This is a rare opportunity to own a versatile and beautifully maintained property that is ideal for both investors and homeowners looking for additional rental income. Unit A offers a 1 bedroom and 1 bathroom with an upstairs loft. The unit has tile and laminate flooring throughout with laminate counter tops and white kitchen appliances. Unit B offers new paint, new laminate flooring throughout, laminate counter tops, and white appliance. Each unit has their own private laundry room, private entry and covered patio. This duplex is an excellent investment opportunity with the potential for rental income from one unit while living in the other, or renting out both units for maximum return. Each unit has its own separate utilities, including heating, cooling, and electric meters, offering convenience and flexibility. Don't miss the chance to own this charming duplex that combines classic charm with modern amenities in a prime location. Whether you're an investor looking for rental income or a homeowner seeking a multi-generational living setup, this duplex offers an incredible opportunity to enjoy all the benefits of a well-maintained and income-generating property.

21. 2023-12-08
    soldstatus $264,900
22. 2023-11-20
    status Pending 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this exquisite duplex located in the heart of a vibrant and sought-after neighborhood. This is a rare opportunity to own a versatile and beautifully maintained property that is ideal for both investors and homeowners looking for additional rental income. Unit A offers a 1 bedroom and 1 bathroom with an upstairs loft. The unit has tile and laminate flooring throughout with laminate counter tops and white kitchen appliances. Unit B offers new paint, new laminate flooring throughout, laminate counter tops, and white appliance. Each unit has their own private laundry room, private entry and covered patio. This duplex is an excellent investment opportunity with the potential for rental income from one unit while living in the other, or renting out both units for maximum return. Each unit has its own separate utilities, including heating, cooling, and electric meters, offering convenience and flexibility. Don't miss the chance to own this charming duplex that combines classic charm with modern amenities in a prime location. Whether you're an investor looking for rental income or a homeowner seeking a multi-generational living setup, this duplex offers an incredible opportunity to enjoy all the benefits of a well-maintained and income-generating property.

23. 2023-10-21
    status Pending 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this exquisite duplex located in the heart of a vibrant and sought-after neighborhood. This is a rare opportunity to own a versatile and beautifully maintained property that is ideal for both investors and homeowners looking for additional rental income. Unit A offers a 1 bedroom and 1 bathroom with an upstairs loft. The unit has tile and laminate flooring throughout with laminate counter tops and white kitchen appliances. Unit B offers new paint, new laminate flooring throughout, laminate counter tops, and white appliance. Each unit has their own private laundry room, private entry and covered patio. This duplex is an excellent investment opportunity with the potential for rental income from one unit while living in the other, or renting out both units for maximum return. Each unit has its own separate utilities, including heating, cooling, and electric meters, offering convenience and flexibility. Don't miss the chance to own this charming duplex that combines classic charm with modern amenities in a prime location. Whether you're an investor looking for rental income or a homeowner seeking a multi-generational living setup, this duplex offers an incredible opportunity to enjoy all the benefits of a well-maintained and income-generating property.

24. 2023-10-18
    listed $264,900 Active 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this exquisite duplex located in the heart of a vibrant and sought-after neighborhood. This is a rare opportunity to own a versatile and beautifully maintained property that is ideal for both investors and homeowners looking for additional rental income. Unit A offers a 1 bedroom and 1 bathroom with an upstairs loft. The unit has tile and laminate flooring throughout with laminate counter tops and white kitchen appliances. Unit B offers new paint, new laminate flooring throughout, laminate counter tops, and white appliance. Each unit has their own private laundry room, private entry and covered patio. This duplex is an excellent investment opportunity with the potential for rental income from one unit while living in the other, or renting out both units for maximum return. Each unit has its own separate utilities, including heating, cooling, and electric meters, offering convenience and flexibility. Don't miss the chance to own this charming duplex that combines classic charm with modern amenities in a prime location. Whether you're an investor looking for rental income or a homeowner seeking a multi-generational living setup, this duplex offers an incredible opportunity to enjoy all the benefits of a well-maintained and income-generating property.

25. 1999-06-08
    soldstatus $67,000
26. 1989-05-22
    soldstatus $97,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,052 · $88/mo
• Projected year-2 tax: $2,435 · $203/mo
• Expected delta: +$1,384/yr (+$115/mo · 131.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $34,704
• − Mortgage interest: −$20,670
• − Property taxes: −$1,052
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,776
• − Management: −$2,776
• − Depreciation: −$10,735
• Taxable loss: −$5,150
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $2,534/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

+278.5% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $369,000 WARDEX
• 2026-02-05 Listed $389,900 LHAR
• 2025-10-17 Listed $389,000 WARDEX
• 2023-12-09 Sold (MLS) $264,900 WARDEX
• 2023-12-08 Sold (Public Records) $264,900 Public Records
• 2023-11-20 Pending — WARDEX
• 2023-10-21 Pending — WARDEX
• 2023-10-18 Listed $264,900 WARDEX
• 1999-06-08 Sold (Public Records) $67,000 Public Records
• 1989-05-22 Sold (Public Records) $97,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,052 · +3.3% YoY. Source: county tax records.