601 Beachcomber Blvd #392 · Lake Havasu City, AZ 86403

$47,000

1 bd · 1.0 ba · 420 sqft · Manufactured · 80 Days on market

Built 1959 Good condition 17 ac lot $112/sqft · 76% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small in size, big on summer memories! ON LEASED LAND at $790/month! Nestled in the Beachcomber Estates, this adorable home is an easy, affordable way to claim your Havasu getaway this season. Experience the beauty of living a vacation-like lifestyle in this community with the pool, clubhouse, and activities! A place for the memories, a place to lay your head, and a covered parking space for the boat. Call us today!

Key facts

• Community with pool
• Clubhouse
• 17.39 acre lot

Tags

• COMMUNITY WITH POOL
• CLUBHOUSE
• COVERED PARKING SPACE

🏷️ Possibly a rental listed for sale. The $47,000 price doesn't fit this home's estimated sale value (~$195,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $47k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 3.0% in Lake Havasu City — 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 387 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.27% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.20%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $195,000
• List price: $47,000
• Delta: -75.90%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 Beachcomber Blvd #264	0.11mi	1/1.0	408 (-3%)	3mo	$195,000	$478	88
555 Beachcomer Blvd Unit B23	0.05mi	1/1.0	400 (-5%)	4mo	$499,900	$1,250	86
555 Beachcomber Blvd Unit B28	0.11mi	1/1.0	396 (-6%)	1mo	$195,000	$492	84
555 Beachcomber Blvd #249	0.11mi	1/1.0	385 (-8%)	3mo	$170,000	$442	79
555 Beachcomber Blvd Unit B12	0.11mi	1/1.0	456 (+9%)	3mo	$200,000	$439	78
555 Beachcomber Blvd #230	0.11mi	1/1.0	458 (+9%)	3mo	$155,000	$338	78
555 Beachcomber Blvd #103	0.05mi	1/1.0	396 (-6%)	13mo	$123,000	$311	77
555 Beachcomber Blvd #267	0.11mi	2/1.0 (+1)	374 (-11%)	0mo	$185,000	$495	71
555 Beachcomber Blvd #202	0.00mi	1/1.0	476 (+13%)	18mo	$198,000	$416	62

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 2.96×
• Total profit: $25,830
• Equity at exit: $7,008

10-year hold

• IRR: 51.1%
• Equity multiple: 6.09×
• Total profit: $66,925
• Equity at exit: $4,064

Cash invested: $13,160 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 387
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $518

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 46%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-14
   statusdays on market $47,000 Pending 80 DOM
2. 2026-06-13
   days on market $47,000 Active 79 DOM
3. 2026-06-10
   days on market $47,000 Active 77 DOM
4. 2026-06-09
   days on market $47,000 Active 76 DOM
5. 2026-06-08
   days on market $47,000 Active 75 DOM
6. 2026-06-07
   pricedays on market $47,000 Active 74 DOM
7. 2026-06-03
   days on market $55,000 Active 70 DOM
8. 2026-06-02
   days on market $55,000 Active 69 DOM
9. 2026-06-01
   days on market $55,000 Active 68 DOM
10. 2026-05-31
    days on market $55,000 Active 67 DOM
11. 2026-05-30
    days on market $55,000 Active 66 DOM
12. 2026-03-25
    listed $55,000 Active 419-char remark

    Show marketing remark (419 chars)

    Small in size, big on summer memories! ON LEASED LAND at $790/month! Nestled in the Beachcomber Estates, this adorable home is an easy, affordable way to claim your Havasu getaway this season. Experience the beauty of living a vacation-like lifestyle in this community with the pool, clubhouse, and activities! A place for the memories, a place to lay your head, and a covered parking space for the boat. Call us today!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°F today · 15 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: $12,796
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$1,367
• Taxable income: $5,809
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $4,817/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This manufactured home in the Beachcomber Estates is in good condition with minimal repairs needed. Upgrading the exterior, flooring, and HVAC system can significantly increase its value for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value.
• Both Replace flooring — Upgrading the flooring can improve the overall aesthetic and increase both resale and rental value.
• Both Replace windows — Newer, energy-efficient windows can improve energy efficiency and increase both resale and rental value.
• Both Upgrade HVAC system — A more efficient HVAC system can reduce energy costs and improve comfort, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Replace flooring — Upgrading the flooring can improve the overall aesthetic and increase both resale and rental value. ↑
• Both Replace windows — Newer, energy-efficient windows can improve energy efficiency and increase both resale and rental value. ↑
• Both Upgrade HVAC system — A more efficient HVAC system can reduce energy costs and improve comfort, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• Metro: Lake Havasu City-Kingman, 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

1 event — show timeline

• 2026-03-25 Listed $55,000 LHAR