18176 N Peach Dr · Dolan Springs, AZ 86441

$200,000

3 bd · 2.0 ba · 2,359 sqft · SingleFamily public records · 29 Days on market

Built 1993 1.07 ac lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.8/10.0

Listing remarks MLS

GREAT FIXER UPPER. BRING YOUR TOOL BELT AND FINISH THIS ONE UP. WOULD BE A GREAT FOREVER HOME OR A FLIP. PROPERTY HAS SO MUCH POTENTIAL. DOLAN SPRINGS IS A QUIET RETIREMENT COMMUNITY. PLENTY TO DO RIGHT HERE IN TOWN. HIKING, TRAIL RIDING BY HORSE OR QUADS. CAMPING, BOATING AND FISHING ARE WITHIN 30 MINUTES IN ANY DIRECTION. OR IF YOU JUST PREFER TO SIT AND STAR GAZE, YOU WILL NOT BE DISAPPOINTED. THIS HOME NEEDS SOME TLC TO BRING IT TO ITS INTENDED GLORY. THE KITCHEN HAS ALL THE CABINETS YOU COULD POSSIBLY NEED. A CLOSET ON EACH SIDE OF THE FRONT DOOR WHEN YOU WALK IN. AN OFFICE/DEN AND TWO BEDROOMS ON ONE SIDE OF THE HOME WITH BATHROOM. THIRD BEDROOM AND LARGE BATHROOM WITH ADDITIONAL OFFICE/DEN ON OTHER SIDE OF HOME. DON'T LET THIS ONE GET BY YOU. MAKE APPOINTMENT TO VIEW BEFORE ITS GONE.

Key facts

• Private well
• Gazebo
• Panoramic views

Tags

• PANORAMIC VIEWS
• PRIVATE WELL
• DECK
• GAZEBO
• UTILITY BUILDING

Property features AI

Exterior

• Parking: Detached parking; RV access/parking
• Utilities: Well water; Septic tank; 220 volt electric; Propane service
• Home design: Single-family residence; One level; Fixer condition
• Construction: Frame construction; Other roof
• Exterior features: Deck; Chain link fencing; Shed(s); Gazebo; Agricultural lot; Horses allowed

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Microwave; Refrigerator; Tile counters; Kitchen island
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Propane heating; Evaporative cooling; Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Tile countertops; Furnished; Two wood-burning freestanding fireplaces
• Laundry & utility: Washer and dryer inside; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-76 ($-912/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (29.4% below list).
• Recommended offer: $141k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Dolan Springs — 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 59/100 on livability (#188 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 300 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (4.6% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $200k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,251 (29.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.65×
• Total profit: $36,178
• Equity at exit: $108,034

10-year hold

• IRR: 11.9%
• Equity multiple: 3.07×
• Total profit: $115,884
• Equity at exit: $182,207

Cash invested: $56,000 (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 86441

• Home prices YoY: 1.8%
• Active inventory: 300
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-76

Break-even live

Break-even rent $1,509

Max offer price $186,580

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $200,000 Active 29 DOM
2. 2026-06-17
   days on market $200,000 Active 28 DOM
3. 2026-06-16
   days on market $200,000 Active 27 DOM
4. 2026-06-15
   days on market $200,000 Active 26 DOM
5. 2026-06-14
   days on market $200,000 Active 24 DOM
6. 2026-06-13
   days on market $200,000 Active 23 DOM
7. 2026-06-10
   days on market $200,000 Active 21 DOM
8. 2026-06-09
   days on market $200,000 Active 20 DOM
9. 2026-06-08
   days on market $200,000 Active 19 DOM
10. 2026-06-07
    days on market $200,000 Active 18 DOM
11. 2026-06-05
    days on market $200,000 Active 15 DOM
12. 2026-06-03
    days on market $200,000 Active 14 DOM
13. 2026-06-02
    days on market $200,000 Active 13 DOM
14. 2026-06-01
    days on market $200,000 Active 12 DOM
15. 2026-05-31
    days on market $200,000 Active 11 DOM
16. 2026-05-30
    days on market $200,000 Active 10 DOM
17. 2026-05-20
    listed $229,900 Active
18. 2025-02-03
    price $260,000
19. 2025-01-27
    status Active
20. 2025-01-18
    status Active
21. 2025-01-17
    status Active
22. 2024-10-17
    price $270,000
23. 2024-09-11
    price $285,000
24. 2024-06-23
    status Active
25. 2024-06-21
    status Pending
26. 2024-06-13
    listed $290,000 Active
27. 2020-10-13
    soldstatus $40,000 801-char remark

    Show marketing remark (801 chars)

    GREAT FIXER UPPER. BRING YOUR TOOL BELT AND FINISH THIS ONE UP. WOULD BE A GREAT FOREVER HOME OR A FLIP. PROPERTY HAS SO MUCH POTENTIAL. DOLAN SPRINGS IS A QUIET RETIREMENT COMMUNITY. PLENTY TO DO RIGHT HERE IN TOWN. HIKING, TRAIL RIDING BY HORSE OR QUADS. CAMPING, BOATING AND FISHING ARE WITHIN 30 MINUTES IN ANY DIRECTION. OR IF YOU JUST PREFER TO SIT AND STAR GAZE, YOU WILL NOT BE DISAPPOINTED. THIS HOME NEEDS SOME TLC TO BRING IT TO ITS INTENDED GLORY. THE KITCHEN HAS ALL THE CABINETS YOU COULD POSSIBLY NEED. A CLOSET ON EACH SIDE OF THE FRONT DOOR WHEN YOU WALK IN. AN OFFICE/DEN AND TWO BEDROOMS ON ONE SIDE OF THE HOME WITH BATHROOM. THIRD BEDROOM AND LARGE BATHROOM WITH ADDITIONAL OFFICE/DEN ON OTHER SIDE OF HOME. DON'T LET THIS ONE GET BY YOU. MAKE APPOINTMENT TO VIEW BEFORE ITS GONE.

28. 2020-07-18
    listed $62,700 801-char remark

    Show marketing remark (801 chars)

    GREAT FIXER UPPER. BRING YOUR TOOL BELT AND FINISH THIS ONE UP. WOULD BE A GREAT FOREVER HOME OR A FLIP. PROPERTY HAS SO MUCH POTENTIAL. DOLAN SPRINGS IS A QUIET RETIREMENT COMMUNITY. PLENTY TO DO RIGHT HERE IN TOWN. HIKING, TRAIL RIDING BY HORSE OR QUADS. CAMPING, BOATING AND FISHING ARE WITHIN 30 MINUTES IN ANY DIRECTION. OR IF YOU JUST PREFER TO SIT AND STAR GAZE, YOU WILL NOT BE DISAPPOINTED. THIS HOME NEEDS SOME TLC TO BRING IT TO ITS INTENDED GLORY. THE KITCHEN HAS ALL THE CABINETS YOU COULD POSSIBLY NEED. A CLOSET ON EACH SIDE OF THE FRONT DOOR WHEN YOU WALK IN. AN OFFICE/DEN AND TWO BEDROOMS ON ONE SIDE OF THE HOME WITH BATHROOM. THIRD BEDROOM AND LARGE BATHROOM WITH ADDITIONAL OFFICE/DEN ON OTHER SIDE OF HOME. DON'T LET THIS ONE GET BY YOU. MAKE APPOINTMENT TO VIEW BEFORE ITS GONE.

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$604/yr (+$50/mo · 84.3%)

ⓘ 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 6/10 Major 7 d/yr ≥100°F today · 18 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: $16,950
• − Mortgage interest: −$11,203
• − Property taxes: −$716
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$5,818
• Taxable loss: −$4,500
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $168/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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Dolan Springs

• Score: 59/100
• State rank: #188
• US rank: #19651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dolan Springs, AZ
• City population: 1,491
• Population (ZIP): 1,491

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

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: ▲ 4.56%
• Current HPI: 253.0329
• 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

+266.7% since first listed

12 events — show timeline

• 2026-05-20 Listed $229,900 WARDEX
• 2025-02-03 Price Changed $260,000 WARDEX
• 2025-01-27 Relisted — WARDEX
• 2025-01-18 Relisted — WARDEX
• 2025-01-17 Relisted — WARDEX
• 2024-10-17 Price Changed $270,000 WARDEX
• 2024-09-11 Price Changed $285,000 WARDEX
• 2024-06-23 Relisted — WARDEX
• 2024-06-21 Pending — WARDEX
• 2024-06-13 Listed $290,000 WARDEX
• 2020-10-13 Sold (MLS) $40,000 WARDEX
• 2020-07-18 Listed $62,700 WARDEX

Property tax history

+3.7%/yr

Latest (2025): $716 · +1.8% YoY. Source: county tax records.