12048 E MCQUEEN DR Plan · Prescott Valley, AZ 86327

$220,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 213 Days on market

Good condition $164/sqft · 50% above area ↓ 6% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Cypress model in site 22 is an experience unmatched. Step into a home that boasts 3 bedrooms, 2 bathrooms, and a spacious 1344 sq. ft. of open living. Designed with you in mind, it's a serene retreat in a vibrant community, conveniently close to shopping and dining. Ready for a new chapter? Let's introduce you to your new haven. Contact Eileen at 928-327-7100 or visit us in person to explore more!

Key facts

• Listed 213 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $67 ($798/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 $201k (8.7% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.2% in Prescott Valley — 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 (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 266 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k 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 213 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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. 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $146,500
• List price: $220,000
• Delta: 50.17%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2142 Jackrabbit Dr #2142	0.49mi	2/2.0 (-1)	1,380 (+3%)	0mo	$185,000	$134	68
12002 E Mcqueen Dr	0.03mi	3/2.0	1,171 (-13%)	22mo	$217,232	$186	59
2211 Dove Dr	0.72mi	2/2.0 (-1)	1,333 (-1%)	10mo	$235,000	$176	52
631 N Blue Spruce Dr	0.69mi	2/2.0 (-1)	1,344 (0%)	23mo	$349,000	$260	44
617 N Blue Spruce Dr	0.70mi	2/2.0 (-1)	1,324 (-2%)	19mo	$353,700	$267	44
11250 E State Route 69 #2229	0.66mi	2/2.0 (-1)	1,232 (-8%)	22mo	$207,000	$168	32
614 N Blue Spruce Lot #144 Dr	0.70mi	2/2.0 (-1)	1,211 (-10%)	20mo	$340,000	$281	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-31,382
• Equity at exit: $32,803

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,748
• Equity at exit: $19,022

Cash invested: $61,600 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $67

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 92%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	44d	1	0.32mi
1298 Tapadero Dr Unit A Dewey, AZ	2.0	2.0	1134	$1,750	$1.54	21d	1	0.41mi
1131 Tapadero Dr Dewey, AZ	3.0	2.0	1590	$1,695	$1.07	44d	1	0.48mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	44d	1	0.50mi
887 N Cochise Dr Dewey, AZ	2.0	2.0	1544	$1,625	$1.05	21d	1	0.96mi
175 N Village Way Dewey, AZ	2.0–3.0	2.0	1088	$2,400	$2.20	13d	20	1.00mi
556 N Robles St Dewey, AZ	3.0	2.0	1484	$2,200	$1.48	21d	1	1.01mi
12933 E Santiago St Dewey, AZ	3.0	2.0	1484	$1,950	$1.31	44d	1	1.31mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	44d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $220,000 Active 213 DOM
2. 2026-06-17
   days on market $220,000 Active 212 DOM
3. 2026-06-16
   days on market $220,000 Active 211 DOM
4. 2026-06-15
   days on market $220,000 Active 210 DOM
5. 2026-06-14
   days on market $220,000 Active 208 DOM
6. 2026-06-13
   days on market $220,000 Active 207 DOM
7. 2026-06-10
   days on market $220,000 Active 205 DOM
8. 2026-06-09
   days on market $220,000 Active 204 DOM
9. 2026-06-08
   days on market $220,000 Active 203 DOM
10. 2026-06-07
    days on market $220,000 Active 202 DOM
11. 2026-06-02
    days on market $220,000 Active 197 DOM
12. 2026-06-01
    days on market $220,000 Active 196 DOM
13. 2026-05-31
    days on market $220,000 Active 195 DOM
14. 2026-05-30
    days on market $220,000 Active 194 DOM
15. 2025-12-01
    price $220,000 405-char remark

    Show marketing remark (405 chars)

    This Cypress model in site 22 is an experience unmatched. Step into a home that boasts 3 bedrooms, 2 bathrooms, and a spacious 1344 sq. ft. of open living. Designed with you in mind, it's a serene retreat in a vibrant community, conveniently close to shopping and dining. Ready for a new chapter? Let's introduce you to your new haven. Contact Eileen at 928-327-7100 or visit us in person to explore more!

16. 2025-11-18
    listed $234,900 Active 405-char remark

    Show marketing remark (405 chars)

    This Cypress model in site 22 is an experience unmatched. Step into a home that boasts 3 bedrooms, 2 bathrooms, and a spacious 1344 sq. ft. of open living. Designed with you in mind, it's a serene retreat in a vibrant community, conveniently close to shopping and dining. Ready for a new chapter? Let's introduce you to your new haven. Contact Eileen at 928-327-7100 or visit us in person to explore more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,105
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,400
• Taxable loss: −$2,875
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $1,488/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 · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready manufactured home offers a serene retreat with modern amenities and a vibrant community setting.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

-6.3% since first listed

2 events — show timeline

• 2025-12-01 Price Changed $220,000 Zillow
• 2025-11-18 Listed $234,900 Zillow