325 State Route 89a -- #65 · Cottonwood, AZ 86326

$50,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 267 Days on market

Built 1984 ↓ 17% since listing

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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
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

HIGHLY MOTIVATED SELLER WILL REVIEW ALL OFFERS!! SELLER HAS MADE $25,000. IN REPAIRS. New piping, insulation, new carpet & sub floor in one bedroom. All recommendations on termite report done. Roof checked. Opportunity waits for you, in this nice clean Cavaco doublewide. 55+ park on leased land. Has a clubhouse, pool, spa, activities. Close to the Hospital, shopping, restaurants and wineries. Other updating new toilets & vanities in baths, a newer master bath shower. This property also has 2 covered patios, a shed, a workshop/storage area, a fenced back yard. Buyer must qualify with the park. Put this on your list to see! Great location. On leased land, a 55 + park.

Key facts

• Clubhouse
• New carpet
• Spa

Tags

• CLUBHOUSE
• POOL
• SPA
• NEW PIPING
• NEW INSULATION
• NEW CARPET

Property features AI

Finance

• HOA & community: Land lease (monthly $765); Association covers trash and other items (see remarks); Community pool; Community heated spa; Community laundry with coin-op

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain views
• Construction: Metal siding; Composition roof; Building area provided by owner
• Exterior features: Heated spa; Chain link fencing; Gravel/stone front and back; Front irrigation; City-maintained road

Interior

• Kitchen: Laminate counters; Pantry; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Vaulted ceilings; No interior steps; Pantry; 3/4 bath in primary bedroom; Dual-pane windows; Bath with raised toilet and grab bars
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.9% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities 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: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 42% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.00% ✓
• Cap rate: 35.92%
• Cash-on-cash: 105.80%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $282,240
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 W St Rte 89a #81	0.00mi	2/2.0	1,440 (+7%)	16mo	$75,000	$52	75
325 W State Route 89a Rte #83	0.26mi	2/2.0	1,248 (-7%)	8mo	$105,000	$84	70
325 89a -- #25	0.14mi	2/2.0	1,152 (-14%)	3mo	$60,000	$52	67
421 Boulder Ln	0.69mi	3/2.0 (+1)	1,320 (-2%)	4mo	$315,000	$239	56
697 S 3rd Dr	0.59mi	3/2.0 (+1)	1,248 (-7%)	14mo	$135,000	$108	44
390 Boulder Ln	0.65mi	2/2.0	1,424 (+6%)	21mo	$339,000	$238	42
320 Boulder Ln	0.65mi	3/2.0 (+1)	1,483 (+10%)	20mo	$370,000	$249	30
201 Airport Rd	0.69mi	2/2.0	1,188 (-12%)	23mo	$250,000	$210	29

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: —
• Equity multiple: 5.62×
• Total profit: $64,681
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 10.64×
• Total profit: $135,024
• Equity at exit: $4,323

Cash invested: $14,000 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,234

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,269	-5% $1,252	+0% $1,234	+5% $1,217	+10% $1,200
Rent	-10% $1,076	-5% $1,155	+0% $1,234	+5% $1,313	+10% $1,392
Rate	-1.0pp $1,259	-0.5pp $1,247	base $1,234	+0.5pp $1,221	+1.0pp $1,208

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S 8th Pl Cottonwood, AZ	2.0	2.0	1017	$1,700	$1.67	14d	1	0.75mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	14d	1	0.85mi
920 S 6th St Cottonwood, AZ	2.0	1.0	1000	$1,660	$1.66	14d	1	0.90mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	1.00mi
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	1.10mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	14d	1	1.13mi
1296 S Monte Tesoro Dr Cottonwood, AZ	3.0	2.0	1627	$2,210	$1.36	21d	1	1.21mi
754 Skyview Ln Cottonwood, AZ	2.0	2.0	1272	$1,985	$1.56	14d	1	1.28mi
1322 Marauder Dr Cottonwood, AZ	2.0	1.5	995	$1,510	$1.52	14d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $50,000 Active 267 DOM
2. 2026-06-17
   days on market $50,000 Active 266 DOM
3. 2026-06-16
   days on market $50,000 Active 265 DOM
4. 2026-06-15
   statusdays on market $50,000 Active 264 DOM
5. 2026-06-14
   days on market $50,000 Under Contract Accepting Backups 262 DOM
6. 2026-06-13
   statusdays on market $50,000 Under Contract Accepting Backups 261 DOM
7. 2026-06-10
   days on market $50,000 Active 259 DOM
8. 2026-06-09
   days on market $50,000 Active 258 DOM
9. 2026-06-08
   days on market $50,000 Active 257 DOM
10. 2026-06-07
    days on market $50,000 Active 256 DOM
11. 2026-06-05
    days on market $50,000 Active 253 DOM
12. 2026-06-03
    days on market $50,000 Active 252 DOM
13. 2026-06-02
    days on market $50,000 Active 251 DOM
14. 2026-06-01
    days on market $50,000 Active 250 DOM
15. 2026-05-31
    days on market $50,000 Active 249 DOM
16. 2026-05-30
    days on market $50,000 Active 248 DOM
17. 2026-04-19
    price $50,000
18. 2025-09-24
    listed $69,000 Active
19. 2025-05-22
    historical
20. 2024-06-24
    listed $60,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $23,998
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$1,455
• Taxable income: $14,903
• Est. tax owed @ 24.0%: −$3,577
• After-tax cash flow: $11,235/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 — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, 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

-16.7% since first listed

4 events — show timeline

• 2026-04-19 Price Changed $50,000 ARMLS
• 2025-09-24 Listed $69,000 ARMLS
• 2025-05-22 Listing Removed — ARMLS
• 2024-06-24 Listed $60,000 ARMLS