665 W Comanche Dr · Quartzsite, AZ 85346

$69,500

1 bd · 1.0 ba · 420 sqft · Manufactured public records · 24 Days on market

Built 1982 4,792 sqft lot Est $82k · 15% under $50/mo HOA · 7% of rent

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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 +24.0/30.0
• ARV discount +14.3/15.0
• DSCR +7.7/10.0
• Appreciation +7.6/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Here is a property with options. The home needs some TLC. The handyman can make it work. On the other hand, it can easily be removed. The lot has the infrastructure to start anew; water, electricity, and septic.

Key facts

• 4,792 sq ft lot
• Built 1982
• Listed 24 days

Property features AI

Finance

• HOA & community: Homeowners association with $50 monthly fee

Exterior

• Parking: No parking
• Utilities: Public water; Septic tank; Electricity available
• Home design: Manufactured home (Residential); Single-story; Entry level: not specified; Facing direction: not specified
• Construction: Frame construction; Metal roof; Built by Traveleze; Mobile home dimensions approximately 8' x 35'
• Exterior features: Fenced front and back yard (chain link); Level lot; Private maintained road

Interior

• Kitchen: Electric cooktop
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Evaporative cooling; Central air
• Interior features: Laminate counters; Window coverings; Electric cooktop

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($766 rent vs $70k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.3% in Quartzsite — 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 62/100 on livability (#134 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Quartzsite Elementary District (4511) (rural): math 10% / reading 20% proficiency, ranked #405 of 501 in AZ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quartzsite Elementary School (math 10% / reading 30%); Salome High School (math 10% / reading 10%, grade F, #298 of 381 statewide, top 90%, 126 students, 80% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($481 loan paydown + $4k appreciation (5.2% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,457 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $81,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
595 S Connor Ln	0.15mi	1/1.0	384 (-9%)	3mo	$75,000	$195	76

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

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.31×
• Total profit: $25,569
• Equity at exit: $40,341

10-year hold

• IRR: 20.2%
• Equity multiple: 4.57×
• Total profit: $69,432
• Equity at exit: $70,428

Cash invested: $19,460 (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 85346

• Home prices YoY: 3.6%
• Active inventory: 78
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $766 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$29
• HOA: −$50
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $136

Break-even live

Break-even rent $594

Max offer price $69,500

Occupancy floor 77%

Sensitivity live

Price	-10% $175	-5% $155	+0% $136	+5% $116	+10% $96
Rent	-10% $75	-5% $105	+0% $136	+5% $166	+10% $196
Rate	-1.0pp $171	-0.5pp $153	base $136	+0.5pp $118	+1.0pp $99

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterelectric

Listing history 18 events

1. 2026-06-21
   days on market $69,500 Active 24 DOM
2. 2026-06-19
   days on market $69,500 Active 22 DOM
3. 2026-06-18
   days on market $69,500 Active 21 DOM
4. 2026-06-17
   days on market $69,500 Active 20 DOM
5. 2026-06-16
   days on market $69,500 Active 19 DOM
6. 2026-06-15
   days on market $69,500 Active 18 DOM
7. 2026-06-14
   days on market $69,500 Active 16 DOM
8. 2026-06-13
   days on market $69,500 Active 15 DOM
9. 2026-06-10
   days on market $69,500 Active 13 DOM
10. 2026-06-09
    days on market $69,500 Active 12 DOM
11. 2026-06-08
    days on market $69,500 Active 11 DOM
12. 2026-06-07
    days on market $69,500 Active 10 DOM
13. 2026-06-03
    days on market $69,500 Active 6 DOM
14. 2026-06-02
    days on market $69,500 Active 5 DOM
15. 2026-06-01
    days on market $69,500 Active 4 DOM
16. 2026-05-31
    days on market $69,500 Active 3 DOM
17. 2026-05-30
    days on market $69,500 Active 2 DOM
18. 2026-05-26
    listed $69,500 Active

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $459 · $38/mo
• Expected delta: +$144/yr (+$12/mo · 45.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,196
• − Mortgage interest: −$3,893
• − Property taxes: −$315
• − Insurance: −$348
• − Repairs & maintenance: −$736
• − Management: −$736
• − HOA: −$600
• − Depreciation: −$2,022
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $1,498/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: Quartzsite Elementary District (4511)
• NCES district ID: 0406780
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $37,011
• Composite: 15.96/100
• National rank: #14309
• State rank: #405 of 501 in AZ

Livability — Quartzsite

• Score: 62/100
• State rank: #134
• US rank: #16388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartzsite, AZ
• Population (ZIP): 2,358

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 17% German/W. Germanic 6%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 149.5387
• 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

1 event — show timeline

• 2026-05-26 Listed $69,500 LHAR

Property tax history

-1.7%/yr

Latest (2025): $315 · -2.3% YoY. Source: county tax records.