3619 E Western Dr · Verde Village, AZ 86326

$199,000

3 bd · 2.0 ba · 1,142 sqft · Manufactured public records · 285 Days on market

Built 1974 0.25 ac lot Est $276k · 28% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property or first home. If you are looking for a place to make your own this is the perfect property. This house has a lot of potential. Transform this diamond in the rough into your dream home! With a little love, this can be transformed into a cozy haven for you and your family. Imagine the possibilities and make it your own today!

Key facts

• Covered porches
• Art studio
• Asphalt shingle roof

Tags

• PRIVATELY OWNED LARGE LOT
• COVERED PORCHES
• COVERED PARKING AREA
• ASPHALT SHINGLE ROOF
• DETACHED ROOM WITH AC
• ART STUDIO

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Utilities: City water; Septic system (septic tank, septic connected)
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood siding and metal siding; Wood frame construction; Composition roof
• Exterior features: Partial wood and wire fencing; Storage; Adjacent to wash; Natural desert frontage; County-maintained road access

Interior

• Kitchen: Laminate countertops
• Bedrooms: Up to 5 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini split heating and cooling; Natural gas heating; Evaporative cooling
• Interior features: No interior steps; Full bathroom in primary bedroom; Laminate countertops; Storage
• Laundry & utility: Laundry inside; Gas dryer hookup; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 Verde Village — 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 66/100 on livability (#74 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment D+, amenities F, commute 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: Mountain View Preparatory School (math 30% / reading 44%, grade F, #438 of 1,109 statewide, top 41%, 403 students, 33% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 269 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 285 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y ago; this cycle's ask has dropped $76k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $199k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $168,793 (15.2% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $276,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2495 S Pipe Creek Dr	0.27mi	3/2.0	1,080 (-5%)	2mo	$270,000	$250	77
2645 S Pinal Cir	0.18mi	3/2.0	1,180 (+3%)	12mo	$285,000	$242	76
4001 E Vaquero Ln	0.24mi	3/2.0	1,056 (-8%)	1mo	$300,000	$284	75
3899 E Mission Ln	0.29mi	2/2.0 (-1)	1,236 (+8%)	0mo	$260,000	$210	67
3253 E Grand View Dr	0.37mi	2/2.0 (-1)	1,100 (-4%)	6mo	$335,000	$305	66
3782 E Mission Ln	0.26mi	2/2.0 (-1)	1,040 (-9%)	13mo	$270,000	$260	57
2364 Warriors Run	0.53mi	2/2.0 (-1)	1,128 (-1%)	14mo	$145,000	$129	57
3461 E Tower Dr	0.65mi	3/2.0	1,229 (+8%)	3mo	$240,000	$195	54
3731 E Mission Ln	0.22mi	3/2.0	1,296 (+14%)	18mo	$285,000	$220	52
2376 Warriors Run #3	0.52mi	3/2.0	1,248 (+9%)	15mo	$313,000	$251	48
2496 S Warriors Run	0.39mi	2/1.0 (-1)	1,038 (-9%)	11mo	$247,500	$238	48
2330 Eagle View Dr	0.52mi	3/2.0	1,296 (+14%)	8mo	$303,500	$234	46

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-30,564
• Equity at exit: $29,672

10-year hold

• IRR: -13.1%
• Equity multiple: 0.33×
• Total profit: $-37,376
• 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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 269
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $105

Break-even live

Break-even rent $1,555

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $218	-5% $161	+0% $105	+5% $49	+10% $-246
Rent	-10% $-28	-5% $38	+0% $105	+5% $172	+10% $238
Rate	-1.0pp $205	-0.5pp $156	base $105	+0.5pp $54	+1.0pp $1

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4224 Canyon Trl Unit C2 Cottonwood, AZ	2.0	1.0	700	$1,600	$2.29	15d	1	0.38mi
4224 Canyon Trl Unit B3 Cottonwood, AZ	2.0	1.0	700	$1,350	$1.93	15d	1	0.38mi
4224 Canyon Trl Unit C3 Cottonwood, AZ	2.0	1.0	700	$1,550	$2.21	15d	1	0.38mi
2654 S Mountain View Dr Unit 4 Cottonwood, AZ	2.0	1.0	700	$910	$1.30	15d	1	0.45mi
3460 E Colorado Dr Cottonwood, AZ	3.0	1.0	1180	$1,600	$1.36	15d	1	0.49mi
2586 Quirt Cir Unit 3 Cottonwood, AZ	2.0	1.0	800	$1,395	$1.74	15d	1	0.49mi
4613 E Bay Cir Cottonwood, AZ	3.0	2.0	1500	$1,995	$1.33	45d	1	0.67mi
2337 S Mosey Ln Cottonwood, AZ	2.0	2.0	1128	$1,185	$1.05	45d	1	1.37mi

Listing history 50 events

1. 2026-06-21
   days on market $199,000 Active 285 DOM
2. 2026-06-18
   days on market $199,000 Active 282 DOM
3. 2026-06-17
   days on market $199,000 Active 281 DOM
4. 2026-06-16
   days on market $199,000 Active 280 DOM
5. 2026-06-15
   days on market $199,000 Active 279 DOM
6. 2026-06-14
   days on market $199,000 Active 277 DOM
7. 2026-06-13
   pricedays on market $199,000 Active 276 DOM
8. 2026-06-10
   days on market $205,000 Active 274 DOM
9. 2026-06-09
   days on market $205,000 Active 273 DOM
10. 2026-06-09
    price $205,000 Active 272 DOM
11. 2026-06-08
    days on market $210,000 Active 272 DOM
12. 2026-06-07
    days on market $210,000 Active 271 DOM
13. 2026-06-05
    days on market $210,000 Active 268 DOM
14. 2026-06-03
    days on market $210,000 Active 267 DOM
15. 2026-06-02
    remarks 699-char remark
16. 2026-06-02
    days on market $210,000 Active 266 DOM
17. 2026-05-31
    days on market $210,000 Active 264 DOM
18. 2026-05-30
    days on market $210,000 Active 263 DOM
19. 2026-05-07
    price $210,000
20. 2026-04-28
    price $213,000
21. 2026-04-25
    status Active
22. 2026-04-18
    historical Under Contract Accepting Backups
23. 2026-04-14
    price $219,000
24. 2026-03-26
    price $224,000
25. 2026-03-10
    status Active
26. 2026-03-01
    historical Under Contract Accepting Backups
27. 2026-01-08
    price $239,000
28. 2025-11-04
    price $249,000
29. 2025-09-09
    listed $275,000 Active
30. 2023-05-31
    soldstatus $120,000 352-char remark

    Show marketing remark (352 chars)

    Great investment property or first home. If you are looking for a place to make your own this is the perfect property. This house has a lot of potential. Transform this diamond in the rough into your dream home! With a little love, this can be transformed into a cozy haven for you and your family. Imagine the possibilities and make it your own today!

31. 2023-05-31
    soldstatus $120,000

    Show marketing remark (352 chars)

    Great investment property or first home. If you are looking for a place to make your own this is the perfect property. This house has a lot of potential. Transform this diamond in the rough into your dream home! With a little love, this can be transformed into a cozy haven for you and your family. Imagine the possibilities and make it your own today!

32. 2023-03-21
    listed $169,000 352-char remark

    Show marketing remark (352 chars)

    Great investment property or first home. If you are looking for a place to make your own this is the perfect property. This house has a lot of potential. Transform this diamond in the rough into your dream home! With a little love, this can be transformed into a cozy haven for you and your family. Imagine the possibilities and make it your own today!

33. 2007-03-16
    soldstatus $79,000
34. 2007-03-16
    soldstatus $79,000
35. 2007-03-15
    soldstatus $79,000 342-char remark

    Show marketing remark (342 chars)

    On first glance it looks a little rough but there is lots of potential here. Walk through the door and you'll find fresh paint, new carpet and vinyl. Lots of room for the price. Has built-in china hutch, carport, covered patio/porch, dog pen. Now that the interior is rennovated the yardwork is underway. Don't miss this diamond in the rough!

36. 2006-06-16
    listed $89,900 342-char remark

    Show marketing remark (342 chars)

    On first glance it looks a little rough but there is lots of potential here. Walk through the door and you'll find fresh paint, new carpet and vinyl. Lots of room for the price. Has built-in china hutch, carport, covered patio/porch, dog pen. Now that the interior is rennovated the yardwork is underway. Don't miss this diamond in the rough!

37. 2005-08-11
    historical
38. 2005-06-20
    listed $85,000
39. 2002-08-23
    soldstatus $57,500
40. 2002-08-23
    soldstatus $57,500
41. 2002-07-03
    listed $59,900
42. 2000-06-28
    historical
43. 2000-05-15
    soldstatus $43,500
44. 2000-05-12
    soldstatus $43,500
45. 1999-12-17
    listed $49,900
46. 1998-12-08
    listed $50,000
47. 1998-12-03
    historical
48. 1998-06-03
    listed $59,900
49. 1997-07-22
    soldstatus $55,000
50. 1996-07-16
    soldstatus $55,000

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$888/yr (+$74/mo · 209.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥102°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: $20,255
• − Mortgage interest: −$11,147
• − Property taxes: −$425
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,789
• Taxable loss: −$2,139
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,775/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: 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 — Verde Village

• Score: 66/100
• State rank: #74
• US rank: #11711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verde Village, 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

+1734.1% since first listed

33 events — show timeline

• 2026-05-07 Price Changed $210,000 ARMLS
• 2026-04-28 Price Changed $213,000 ARMLS
• 2026-04-25 Relisted — ARMLS
• 2026-04-18 Contingent — ARMLS
• 2026-04-14 Price Changed $219,000 ARMLS
• 2026-03-26 Price Changed $224,000 ARMLS
• 2026-03-10 Relisted — ARMLS
• 2026-03-01 Contingent — ARMLS
• 2026-01-08 Price Changed $239,000 ARMLS
• 2025-11-04 Price Changed $249,000 ARMLS
• 2025-09-09 Listed $275,000 ARMLS
• 2023-05-31 Sold (Public Records) $120,000 Public Records
• 2023-05-31 Sold (MLS) $120,000 ARMLS
• 2023-03-21 Listed $169,000 ARMLS
• 2007-03-16 Sold (Public Records) $79,000 Public Records
• 2007-03-16 Sold (Public Records) $79,000 Public Records
• 2007-03-15 Sold (MLS) $79,000 ARMLS
• 2006-06-16 Listed $89,900 ARMLS
• 2005-08-11 Listing Removed — ARMLS
• 2005-06-20 Listed $85,000 ARMLS
• 2002-08-23 Sold (Public Records) $57,500 Public Records
• 2002-08-23 Sold (MLS) $57,500 ARMLS
• 2002-07-03 Listed $59,900 ARMLS
• 2000-06-28 Listing Removed — ARMLS
• 2000-05-15 Sold (MLS) $43,500 ARMLS
• 2000-05-12 Sold (Public Records) $43,500 Public Records
• 1999-12-17 Listed $49,900 ARMLS
• 1998-12-08 Listed $50,000 ARMLS
• 1998-12-03 Listing Removed — ARMLS
• 1998-06-03 Listed $59,900 ARMLS
• 1997-07-22 Sold (Public Records) $55,000 Public Records
• 1996-07-16 Sold (Public Records) $55,000 Public Records
• 1993-02-16 Sold (Public Records) $11,450 Public Records

Property tax history

+4.4%/yr

Latest (2025): $425 · +4.3% YoY. Source: county tax records.