2050 W State Route 89a -- #69 · Cottonwood, AZ 86326

$104,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 11 Days on market

Built 1986 Good condition Est $187k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Pine Shadows, one of Cottonwood's sought-after 55+ manufactured home communities. This spacious 3 bedroom, 2 bathroom home on a corner lot offers 1,440 square feet of comfortable living space in a peaceful, amenity-rich setting surrounded by the natural beauty of Northern Arizona. Inside, the home provides a functional layout with generous living areas, a comfortable primary suite, and plenty of room for guests, hobbies, or a home office. Whether you are looking for a full-time residence or a low-maintenance Arizona retreat, this home offers a great opportunity to enjoy the lifestyle Cottonwood is known for. Pine Shadows offers a true active-adult community feel with amenities th

Key facts

• Fitness center
• Clubhouse
• Indoor swimming pool

Tags

• CORNER LOT
• ACTIVE-ADULT COMMUNITY
• CLUBHOUSE
• INDOOR SWIMMING POOL
• FITNESS CENTER
• PICKLEBALL

Property features AI

Finance

• HOA & community: Land lease community with monthly land lease of $850; Association fees include water, sewer and trash; Association rules prohibit visible trucks, trailers, RVs and boats

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Gravel/stone front; Community pool; Heated spa

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Up to 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Full bath in primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 19.3% 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.
• Zoned schools: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 270 active listings in the ZIP; 5 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).
• At $2,354/mo this rent would consume 49% of the median local household income ($57k/yr) (locally 894% 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 $725 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 + 0.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $104,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.24% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.36%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $187,200
• 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 -- #86	0.10mi	3/2.0	1,344 (-7%)	2mo	$35,000	$26	82
2050 W SR 89-a -- #96	0.10mi	3/2.0	1,568 (+9%)	1mo	$155,000	$99	79
2050 W SR 89a -- #104	0.35mi	2/2.0 (-1)	1,456 (+1%)	1mo	$118,000	$81	76
2050 W State Route 89a -- #152	0.22mi	2/2.0 (-1)	1,344 (-7%)	0mo	$205,000	$153	73
972 Trevino Dr	0.44mi	3/2.0	1,382 (-4%)	2mo	$179,900	$130	71
511 Mingus Shadows Dr	0.28mi	2/2.0 (-1)	1,325 (-8%)	3mo	$262,500	$198	66
1065 Crenshaw Ave	0.71mi	3/2.0	1,440 (0%)	2mo	$180,000	$125	66
1024 Rankin Ave	0.45mi	3/2.0	1,605 (+12%)	2mo	$199,900	$125	58
880 Calle Rosas --	0.61mi	3/2.0	1,324 (-8%)	0mo	$279,999	$211	58
1077 W Highway 89a -- #209	0.72mi	3/2.0	1,369 (-5%)	2mo	$110,000	$80	56
1216 Hogan Dr	0.43mi	2/2.0 (-1)	1,600 (+11%)	1mo	$248,000	$155	56
880 W On The Greens Blvd	0.57mi	3/2.0	1,620 (+12%)	2mo	$249,900	$154	51

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: 40.2%
• Equity multiple: 2.65×
• Total profit: $48,405
• Equity at exit: $15,641

10-year hold

• IRR: 45.0%
• Equity multiple: 4.70×
• Total profit: $108,689
• Equity at exit: $9,070

Cash invested: $29,372 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 270
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $1,135

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,207	-5% $1,171	+0% $1,135	+5% $1,098	+10% $1,062
Rent	-10% $949	-5% $1,042	+0% $1,135	+5% $1,228	+10% $1,321
Rate	-1.0pp $1,187	-0.5pp $1,161	base $1,135	+0.5pp $1,107	+1.0pp $1,080

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	22d	1	0.58mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	0.99mi
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	14d	1	1.15mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	1.19mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	14d	1	1.26mi

Listing history 8 events

1. 2026-06-21
   days on market $104,900 Active 11 DOM
2. 2026-06-18
   days on market $104,900 Active 8 DOM
3. 2026-06-17
   days on market $104,900 Active 7 DOM
4. 2026-06-16
   days on market $104,900 Active 6 DOM
5. 2026-06-15
   days on market $104,900 Active 5 DOM
6. 2026-06-14
   days on market $104,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $104,900 Active 2 DOM

ⓘ 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: $28,247
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$3,052
• Taxable income: $12,702
• Est. tax owed @ 24.0%: −$3,048
• After-tax cash flow: $10,567/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 · 13 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bathroom manufactured home in Pine Shadows, Cottonwood, AZ, is in good condition with modern updates and a well-maintained exterior. It offers a great opportunity for a low-maintenance Arizona retreat.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update landscaping — improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update landscaping — improves curb appeal and rental appeal ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-10 Listed $104,900 ARMLS