36500 Hwy 95 Unit H2 · Poston, AZ 92225

$115,000

3 bd · 2.0 ba · 879 sqft · Manufactured · 118 Days on market

Built 2016 Good condition ↓ 34% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are in the market for an affordable river home, you won't want to miss this one! This charming Cavco home is super clean, comes fully furnished, is move-in ready, and is situated on a beautiful stretch of the Colorado River. The neighborhood launch ramp is only steps away, which makes river access quick and easy. With 3 bedrooms and 2 full bathrooms, you've got plenty of space for family or friends. Dual pane windows fill the home with natural light, while also keeping those electric bills down. The large living room slider looks out over the covered deck and landscaped yard. Its the perfect place for enjoying a morning cup of coffee, a BBQ, or a beverage at the end of a long day of fun! The 26x22 garage has ample space to store your river and desert toys, so you are prepped to cruise the neighborhood, hit the water or the desert trails. Other features include a water filtration system, RV parking with full hook-ups, and a shed out back for additional storage. It's the perfect getaway! Call today to schedule a private showing. The land lease is $3,625 per year.

Key facts

• Covered deck
• Shed for storage
• Rv parking

Tags

• RIVER ACCESS
• COVERED DECK
• LANDSCAPED YARD
• WATER FILTRATION SYSTEM
• RV PARKING
• SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#319 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Palo Verde Unified (town): math 20% / reading 34% proficiency, ranked #1,133 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $9,320
• Equity at exit: $17,147

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $44,177
• Equity at exit: $9,943

Cash invested: $32,200 (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 92225

• Home prices YoY: -15.8%
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $439

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $518	-5% $478	+0% $439	+5% $399	+10% $359
Rent	-10% $315	-5% $377	+0% $439	+5% $500	+10% $562
Rate	-1.0pp $496	-0.5pp $468	base $439	+0.5pp $409	+1.0pp $378

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 118 DOM
2. 2026-06-19
   days on market $115,000 Active 116 DOM
3. 2026-06-18
   days on market $115,000 Active 115 DOM
4. 2026-06-17
   days on market $115,000 Active 114 DOM
5. 2026-06-16
   days on market $115,000 Active 113 DOM
6. 2026-06-15
   days on market $115,000 Active 112 DOM
7. 2026-06-14
   days on market $115,000 Active 110 DOM
8. 2026-06-12
   days on market $115,000 Active 109 DOM
9. 2026-06-09
   days on market $115,000 Active 106 DOM
10. 2026-06-08
    days on market $115,000 Active 105 DOM
11. 2026-06-07
    days on market $115,000 Active 104 DOM
12. 2026-06-07
    days on market $115,000 Active 103 DOM
13. 2026-06-04
    days on market $115,000 Active 100 DOM
14. 2026-06-02
    days on market $115,000 Active 99 DOM
15. 2026-06-01
    days on market $115,000 Active 98 DOM
16. 2026-05-31
    days on market $115,000 Active 97 DOM
17. 2026-05-31
    days on market $115,000 Active 96 DOM
18. 2026-04-22
    price $115,000 1084-char remark

    Show marketing remark (1084 chars)

    If you are in the market for an affordable river home, you won't want to miss this one! This charming Cavco home is super clean, comes fully furnished, is move-in ready, and is situated on a beautiful stretch of the Colorado River. The neighborhood launch ramp is only steps away, which makes river access quick and easy. With 3 bedrooms and 2 full bathrooms, you've got plenty of space for family or friends. Dual pane windows fill the home with natural light, while also keeping those electric bills down. The large living room slider looks out over the covered deck and landscaped yard. Its the perfect place for enjoying a morning cup of coffee, a BBQ, or a beverage at the end of a long day of fun! The 26x22 garage has ample space to store your river and desert toys, so you are prepped to cruise the neighborhood, hit the water or the desert trails. Other features include a water filtration system, RV parking with full hook-ups, and a shed out back for additional storage. It's the perfect getaway! Call today to schedule a private showing. The land lease is $3,625 per year.

19. 2026-02-23
    listed $125,000 Active 1084-char remark

    Show marketing remark (1084 chars)

    If you are in the market for an affordable river home, you won't want to miss this one! This charming Cavco home is super clean, comes fully furnished, is move-in ready, and is situated on a beautiful stretch of the Colorado River. The neighborhood launch ramp is only steps away, which makes river access quick and easy. With 3 bedrooms and 2 full bathrooms, you've got plenty of space for family or friends. Dual pane windows fill the home with natural light, while also keeping those electric bills down. The large living room slider looks out over the covered deck and landscaped yard. Its the perfect place for enjoying a morning cup of coffee, a BBQ, or a beverage at the end of a long day of fun! The 26x22 garage has ample space to store your river and desert toys, so you are prepped to cruise the neighborhood, hit the water or the desert trails. Other features include a water filtration system, RV parking with full hook-ups, and a shed out back for additional storage. It's the perfect getaway! Call today to schedule a private showing. The land lease is $3,625 per year.

20. 2026-02-14
    historical
21. 2026-01-07
    price $125,000
22. 2025-09-04
    price $130,000
23. 2025-04-15
    price $155,000
24. 2024-09-06
    listed $175,000 Active
25. 2024-09-05
    historical

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥117°F today · 17 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: $18,733
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$3,345
• Taxable income: $3,649
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,387/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 move-in ready Cavco home is in good condition with some minor repairs needed. It offers a great location near the Colorado River and has ample space for family or friends.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom tiles — Signs of wear
• Minor Exterior siding — Some areas show signs of weathering
• Minor Living area carpet — Worn appearance

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and home value
• Resale Replace worn kitchen countertops — New countertops improve functionality and aesthetics
• Resale Replace worn bathroom tiles — New tiles enhance functionality and aesthetics
• Resale Replace worn living area carpet — New carpet improves comfort and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom tiles · Signs of wear	Minor	$500–3,000
Exterior siding · Some areas show signs of weathering	Minor	$500–3,000
Living area carpet · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and home value ↑
• Resale Replace worn kitchen countertops — New countertops improve functionality and aesthetics ↑
• Resale Replace worn bathroom tiles — New tiles enhance functionality and aesthetics ↑
• Resale Replace worn living area carpet — New carpet improves comfort and aesthetics ↑

ⓘ 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: Palo Verde Unified
• NCES district ID: 0629640
• Math proficiency: 20% ▲ 3.00%
• Reading proficiency: 34% ▲ 5.00%
• Median HH income: $40,808
• Composite: 25.77/100
• National rank: #12796
• State rank: #1133 of 1400 in CA

Livability — Poston

• Score: 51/100
• State rank: #319
• US rank: #25306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,101

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 26% Two or more races 13% Black 10% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 55% English-only · Spanish 42% Other Indo-European 1% Tagalog/Filipino 0%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.53%
• Current HPI: 215.4794
• Rent YoY: —
• Metro: —
• 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

-34.3% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $115,000 CRMLS
• 2026-02-23 Listed $125,000 CRMLS
• 2026-02-14 Listing Removed — CRMLS
• 2026-01-07 Price Changed $125,000 CRMLS
• 2025-09-04 Price Changed $130,000 CRMLS
• 2025-04-15 Price Changed $155,000 CRMLS
• 2024-09-06 Listed $175,000 CRMLS
• 2024-09-05 Coming Soon — CRMLS