1855 W Wickenburg Way #149 · Wickenburg, AZ 85390

$26,995

2 bd · 1.0 ba · 624 sqft · Manufactured · 449 Days on market

Built 1966 6,764 sqft lot $43/sqft · at area comps Est $26k · at est. ↓ 55% since listing

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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 +15.0/30.0
• ARV discount +5.8/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

Key facts

• Custom sunshades
• Laminate flooring
• Rain gutters

Tags

• LAMINATE FLOORING
• NEW FOAM ROOF
• CUSTOM SUNSHADES
• MAINTAINED LANDSCAPING
• RAIN GUTTERS
• PRIVATE DRIVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $27k.

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 $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 57.8% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Festival Foothills Elementary School (math 47% / reading 47%, grade D-, #308 of 1,109 statewide, top 29%, 314 students, 31% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL).
• Market conditions: 380 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $186 of loan paydown is wiped out by about $810 of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,755 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 6.31% ✓
• Cap rate: 57.81%
• Cash-on-cash: 183.98%
• DSCR: 9.19
• GRM: 1.3

CMA / ARV

• ARV (median comp): $26,000
• List price: $26,995
• Delta: 3.83%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 W Wickenburg Way #149	0.00mi	2/1.0	624 (0%)	0mo	$26,000	$42	100
1855 W Wickenburg Way #67	0.00mi	2/1.0	616 (-1%)	15mo	$17,150	$28	86
1855 W Wickenburg Way #89	0.01mi	1/1.0 (-1)	700 (+12%)	20mo	$21,000	$30	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.19×
• Total profit: $69,460
• Equity at exit: $4,025

10-year hold

• IRR: —
• Equity multiple: 21.59×
• Total profit: $155,630
• Equity at exit: $2,334

Cash invested: $7,559 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 380
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $1,159

Break-even live

Break-even rent $236

Max offer price $26,995

Occupancy floor 27%

Sensitivity live

Price	-10% $1,178	-5% $1,168	+0% $1,159	+5% $1,150	+10% $1,140
Rent	-10% $1,024	-5% $1,092	+0% $1,159	+5% $1,226	+10% $1,293
Rate	-1.0pp $1,172	-0.5pp $1,166	base $1,159	+0.5pp $1,152	+1.0pp $1,145

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: $6,749
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 S West Rd #25 Wickenburg, AZ	1.0	1.0	625	$1,800	$2.88	24d	1	0.06mi
540 S West Rd #30 Wickenburg, AZ	1.0	1.0	625	$1,600	$2.56	26d	1	0.06mi
778 W Wickenburg Way Wickenburg, AZ	1.0	1.0	600	$895	$1.49	1d	1	1.48mi

Listing history 16 events

1. 2026-06-04
   status $26,995 Pending 449 DOM
2. 2026-06-03
   days on market $26,995 Active 449 DOM
3. 2026-06-02
   days on market $26,995 Active 448 DOM
4. 2026-06-01
   days on market $26,995 Active 447 DOM
5. 2026-05-31
   days on market $26,995 Active 446 DOM
6. 2026-04-28
   price $26,995 672-char remark

   Show marketing remark (672 chars)

   MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

7. 2026-04-25
   status Active 672-char remark

   Show marketing remark (672 chars)

   MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

8. 2026-04-22
   status Pending 672-char remark

   Show marketing remark (672 chars)

   MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

9. 2026-04-10
   price $29,995 672-char remark

   Show marketing remark (672 chars)

   MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

10. 2026-02-11
    price $33,950 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

11. 2025-11-24
    price $37,950 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

12. 2025-10-22
    price $43,900 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

13. 2025-09-08
    price $48,400 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

14. 2025-05-05
    price $49,900 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

15. 2025-04-04
    price $54,900 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

16. 2025-03-07
    listed $59,900 Active 672-char remark

    Show marketing remark (672 chars)

    MOTIVATED SELLER!! Location! Location! Location! Country Club 149 the last home on a cul-de-sac offering hard to find privacy! Forever unobstructed Views of the Sunsets & Mountains. Updated features are laminate flooring in main areas with carpet in bedroom, fresh interior/exterior paint, & a brand-new HVAC system w/ 10yr. warranty. A new foam roof with a coating (Duragard System) 10 yr. warranty ensures long-lasting protection. Enjoy relaxing on the patio w/ sunshades, surrounded by maintained landscaping & rain gutters. The home comes fully furnished, all appliances, TV, even the pots & pans are included! Truly everything for a turnkey lifestyle.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 11 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: $20,437
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$785
• Taxable income: $14,330
• Est. tax owed @ 24.0%: −$3,439
• After-tax cash flow: $10,467/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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

-54.9% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $26,995 ARMLS
• 2026-04-25 Relisted — ARMLS
• 2026-04-22 Pending — ARMLS
• 2026-04-10 Price Changed $29,995 ARMLS
• 2026-02-11 Price Changed $33,950 ARMLS
• 2025-11-24 Price Changed $37,950 ARMLS
• 2025-10-22 Price Changed $43,900 ARMLS
• 2025-09-08 Price Changed $48,400 ARMLS
• 2025-05-05 Price Changed $49,900 ARMLS
• 2025-04-04 Price Changed $54,900 ARMLS
• 2025-03-07 Listed $59,900 ARMLS