1660 E Winter Haven Dr · Mohave Valley, AZ 86440

$249,900

3 bd · 2.0 ba · 1,729 sqft · SingleFamily public records · 22 Days on market

Built 1993 0.26 ac lot Est $318k · 21% under $40/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.3/10.0

Listing remarks MLS

Great Curb appeal on large corner lot with lots of palm trees. Room for RV or boat on side, Gates w access to back yard of both sides of home. Lrg Back yard w loads of possibilities. Solid surface counter tops. Open floor plan , fireplace in the living room, two full baths. Master bthrm has dual sinks, jetted tub and separate shower. 2 Garage has heating and C?A, third car could be boat deep. Buyer to verify sq ft, flood plain & utilities

Key facts

• Tons of cabinets
• Great room
• Vaulted ceilings

Tags

• CORNER LOT
• GREAT ROOM
• FIREPLACE
• VAULTED CEILINGS
• TONS OF CABINETS
• ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (28.1% below list).
• Recommended offer: $180k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Mohave 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 65/100 on livability (#83 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, health & safety C-, amenities F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 223 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $179,743 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $318,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 E Winter Haven Dr	0.00mi	3/2.0	1,729 (0%)	1mo	$260,000	$150	99
7713 S Winter Haven Cir	0.09mi	3/2.0	1,772 (+2%)	4mo	$325,000	$183	88
7730 S Winter Haven Way	0.05mi	3/2.0	1,808 (+5%)	9mo	$319,990	$177	83
1723 E Winter Haven Dr	0.15mi	3/2.0	1,656 (-4%)	9mo	$309,990	$187	79
1717 E Valley Pkwy	0.12mi	3/2.0	1,656 (-4%)	13mo	$304,990	$184	76
1763 E Desert Bloom Dr	0.25mi	3/2.0	1,659 (-4%)	14mo	$376,000	$227	70
1836 E Spring Way	0.34mi	3/2.0	1,656 (-4%)	11mo	$299,990	$181	68
1835 E Spring Way	0.32mi	3/2.0	1,656 (-4%)	13mo	$304,990	$184	67
1827 E Desert Bloom Dr	0.34mi	3/2.0	1,656 (-4%)	13mo	$304,990	$184	66
1833 E Desert Bloom Dr	0.35mi	3/2.0	1,808 (+5%)	13mo	$314,990	$174	65
1765 E Winter Haven Dr	0.24mi	3/2.0	1,945 (+12%)	4mo	$334,900	$172	65
1864 E Desert Bloom Dr	0.42mi	3/2.0	1,636 (-5%)	14mo	$455,000	$278	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $126,291
• Equity at exit: $225,130

10-year hold

• IRR: 20.1%
• Equity multiple: 6.42×
• Total profit: $379,434
• Equity at exit: $485,501

Cash invested: $69,972 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 223
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-153

Break-even live

Break-even rent $1,991

Max offer price $222,875

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-82	+0% $-153	+5% $-224	+10% $-294
Rent	-10% $-295	-5% $-224	+0% $-153	+5% $-82	+10% $-11
Rate	-1.0pp $-27	-0.5pp $-89	base $-153	+0.5pp $-218	+1.0pp $-284

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1747 E Winter Haven Dr Mohave Valley, AZ	3.0	2.0	1826	$1,850	$1.01	15d	1	0.19mi
7458 S Mountain View Rd Mohave Valley, AZ	3.0	2.0	1440	$1,525	$1.06	23d	1	0.85mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 9 events

1. 2026-01-07
   status Pending
2. 2025-12-15
   listed $249,900 Active
3. 2014-10-01
   soldstatus $159,900 448-char remark

   Show marketing remark (448 chars)

   Great Curb appeal on large corner lot with lots of palm trees. Room for RV or boat on side, Gates w access to back yard of both sides of home. Lrg Back yard w loads of possibilities. Solid surface counter tops. Open floor plan , fireplace in the living room, two full baths. Master bthrm has dual sinks, jetted tub and separate shower. 2 Garage has heating and C?A, third car could be boat deep. Buyer to verify sq ft, flood plain & utilities

4. 2014-10-01
   soldstatus $159,900

   Show marketing remark (448 chars)

   Great Curb appeal on large corner lot with lots of palm trees. Room for RV or boat on side, Gates w access to back yard of both sides of home. Lrg Back yard w loads of possibilities. Solid surface counter tops. Open floor plan , fireplace in the living room, two full baths. Master bthrm has dual sinks, jetted tub and separate shower. 2 Garage has heating and C?A, third car could be boat deep. Buyer to verify sq ft, flood plain & utilities

5. 2013-09-09
   listed $159,900 448-char remark

   Show marketing remark (448 chars)

   Great Curb appeal on large corner lot with lots of palm trees. Room for RV or boat on side, Gates w access to back yard of both sides of home. Lrg Back yard w loads of possibilities. Solid surface counter tops. Open floor plan , fireplace in the living room, two full baths. Master bthrm has dual sinks, jetted tub and separate shower. 2 Garage has heating and C?A, third car could be boat deep. Buyer to verify sq ft, flood plain & utilities

6. 1999-06-22
   soldstatus $130,000
7. 1997-12-31
   soldstatus $110,000
8. 1997-04-07
   soldstatus $101,000
9. 1992-12-03
   soldstatus $130,000

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$229/yr (+$19/mo · 16.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 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: $21,569
• − Mortgage interest: −$13,998
• − Property taxes: −$1,420
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$480
• − Depreciation: −$7,270
• Taxable loss: −$6,299
• Est. tax savings @ 24.0%: +$1,512
• After-tax cash flow: $-324/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Mohave Valley

• Score: 65/100
• State rank: #83
• US rank: #13041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mohave Valley, AZ
• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

+92.2% since first listed

9 events — show timeline

• 2026-01-07 Pending — WARDEX
• 2025-12-15 Listed $249,900 WARDEX
• 2014-10-01 Sold (Public Records) $159,900 Public Records
• 2014-10-01 Sold (MLS) $159,900 WARDEX
• 2013-09-09 Listed $159,900 WARDEX
• 1999-06-22 Sold (Public Records) $130,000 Public Records
• 1997-12-31 Sold (Public Records) $110,000 Public Records
• 1997-04-07 Sold (Public Records) $101,000 Public Records
• 1992-12-03 Sold (Public Records) $130,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,420 · +15.4% YoY. Source: county tax records.