6200 N Wildhorse Dr · Prescott Valley, AZ 86314

$199,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 52 Days on market

Built 1987 8,712 sqft lot $215/sqft · 23% below area Est $258k · 23% under

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Starter home situated on a great fenced lot! 2 bedrooms 2 baths with 3 sheds in backyard and plenty of room. Steel Carport installed 2013 , with a Permit Disclosures: Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a low to moderate flood risk. TV Stays. Most furniture to be removed before close of escrow.***More pictures to come!***

Key facts

• Sheds in backyard
• Fenced lot
• 8,712 sq ft lot

Tags

• FENCED LOT
• SHEDS IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.2% below list).
• Recommended offer: $169k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 447 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $199k implies a 586% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $168,790 (15.2% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $258,200
• List price: $199,000
• Delta: -22.93%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7657 E Horseshoe Ln	0.20mi	3/2.0 (+1)	925 (+0%)	21mo	$235,000	$254	68
6260 N Union Dr	0.11mi	2/2.0	981 (+6%)	21mo	$260,000	$265	67
6163 N Wildhorse Dr	0.06mi	3/2.0 (+1)	1,056 (+14%)	5mo	$232,312	$220	64
7921 E Supai Dr	0.32mi	2/2.0	854 (-8%)	23mo	$241,000	$282	53
6458 N Warbonnet Dr	0.25mi	2/2.0	1,056 (+14%)	15mo	$269,000	$255	52
7883 E Broken Wagon Way	0.38mi	2/2.0	1,057 (+14%)	18mo	$215,000	$203	43

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.55×
• Total profit: $-25,289
• Equity at exit: $29,672

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-22,304
• Equity at exit: $17,206

Cash invested: $55,720 (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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 447
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $164

Break-even live

Break-even rent $1,480

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7438 E Horseshoe Ln #2 Prescott Valley, AZ	2.0	2.0	1100	$1,999	$1.82	13d	1	0.27mi
6260 N Old McDonald Dr Unit 2 Prescott Valley, AZ	2.0	2.0	1053	$1,550	$1.47	13d	1	0.28mi
7174 E Burro Ln #2 Prescott Valley, AZ	2.0	2.0	1050	$1,599	$1.52	13d	1	0.53mi
7159 E Silverlode Dr Unit A Prescott Valley, AZ	2.0	1.5	970	$1,350	$1.39	43d	1	0.55mi
6068 N Peak Cir Unit A Prescott Valley, AZ	3.0	2.0	1000	$1,900	$1.90	21d	1	0.56mi
7020 E Burro Ln Apt A Prescott Valley, AZ	2.0	2.0	1011	$1,650	$1.63	21d	1	0.65mi
8113 E Long Mesa Dr Unit A Prescott Valley, AZ	1.0	1.0	616	$1,500	$2.44	21d	1	0.66mi
8135 E Ashley Dr Apt A Prescott Valley, AZ	2.0	2.0	990	$1,500	$1.52	43d	1	1.33mi
4786 N Jean Ct Apt 01 Prescott Valley, AZ	2.0	1.0	758	$1,150	$1.52	21d	1	1.45mi

Listing history 7 events

1. 2026-04-21
   status Active 372-char remark

   Show marketing remark (372 chars)

   Cute Starter home situated on a great fenced lot! 2 bedrooms 2 baths with 3 sheds in backyard and plenty of room. Steel Carport installed 2013 , with a Permit Disclosures: Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a low to moderate flood risk. TV Stays. Most furniture to be removed before close of escrow.***More pictures to come!***

2. 2026-04-03
   historical Active Under Contract 372-char remark

   Show marketing remark (372 chars)

   Cute Starter home situated on a great fenced lot! 2 bedrooms 2 baths with 3 sheds in backyard and plenty of room. Steel Carport installed 2013 , with a Permit Disclosures: Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a low to moderate flood risk. TV Stays. Most furniture to be removed before close of escrow.***More pictures to come!***

3. 2026-03-31
   listed $199,000 Active 372-char remark

   Show marketing remark (372 chars)

   Cute Starter home situated on a great fenced lot! 2 bedrooms 2 baths with 3 sheds in backyard and plenty of room. Steel Carport installed 2013 , with a Permit Disclosures: Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a low to moderate flood risk. TV Stays. Most furniture to be removed before close of escrow.***More pictures to come!***

4. 2012-10-12
   soldstatus $29,000 350-char remark

   Show marketing remark (350 chars)

   HUD Home - situated on a great lot! 2 bedrooms 2 baths with 2 sheds in backyard and plenty of room. Disclosures: Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a low to moderate flood risk. Manufactured home.For overbidding and/or escrow repair information, please see attached Overbidding and Escrow Repair MLS addendum

5. 2007-05-02
   soldstatus $84,000
6. 2007-05-02
   soldstatus $84,000
7. 2004-01-02
   soldstatus $50,100

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$797/yr (+$66/mo · 154.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°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: $20,255
• − Mortgage interest: −$11,147
• − Property taxes: −$517
• − Insurance: −$995
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,789
• Taxable loss: −$1,434
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $2,311/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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• 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

+297.2% since first listed

7 events — show timeline

• 2026-04-21 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-04-03 Contingent — PAARMLS as Distributed by MLS Grid
• 2026-03-31 Listed $199,000 PAARMLS as Distributed by MLS Grid
• 2012-10-12 Sold (MLS) $29,000 PAARMLS as Distributed by MLS Grid
• 2007-05-02 Sold (Public Records) $84,000 Public Records
• 2007-05-02 Sold (Public Records) $84,000 Public Records
• 2004-01-02 Sold (Public Records) $50,100 Public Records

Property tax history

+4.2%/yr

Latest (2025): $517 · +1.1% YoY. Source: county tax records.