2050 W State Route 89 A -- #300 · Cottonwood, AZ 86326

$194,500

2 bd · 2.0 ba · 1,680 sqft · Manufactured · 74 Days on market

Built 2003 Good condition Est $225k · 14% under ↓ 22% since listing

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Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +13.6/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your dream home is waiting for you!! The home was remodeled, new Grey Rustic Vinyl flooring. Third bedroom does have carpet. The home was painted inside and out. If you light this home has skylights and many windows with mountain view from the formal dinning room. so many upgrades MAKE time to see this home today!

Key facts

• Study library
• Living room
• Dining room

Tags

• STUDY LIBRARY
• LIVING ROOM
• DINING ROOM

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: Land lease community ($820 monthly); No association fees included; Community amenities: pool, community spa (heated), golf, pickleball courts, biking/walking paths, fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Attached property; Leasehold ownership; Mountain views
• Construction: Vinyl siding and block construction; Composition roof; Building area reported by owner
• Exterior features: Heated spa; Shed(s); Desert front and back landscaping; Private maintained road; No fencing

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Reverse osmosis water filtration
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Central air
• Interior features: Vaulted ceilings; Kitchen island; Pantry; Bidet; Full bathroom in primary bedroom; Skylights; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Market conditions: Rents soft (-0.2%/yr); 270 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,173/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 74 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $182,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $225,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Hogan Dr	0.20mi	2/2.0	1,600 (-5%)	1mo	$248,000	$155	82
2050 W State Route 89-a -- #344	0.26mi	3/2.0 (+1)	1,680 (0%)	2mo	$200,000	$119	81
1024 Rankin Ave	0.17mi	3/2.0 (+1)	1,605 (-4%)	2mo	$199,900	$125	78
2050 W SR 89a -- #104	0.00mi	2/2.0	1,456 (-13%)	1mo	$118,000	$81	77
880 W On The Greens Blvd	0.31mi	3/2.0 (+1)	1,620 (-4%)	2mo	$249,900	$154	73
700 W On The Greens Blvd	0.50mi	2/2.0	1,720 (+2%)	1mo	$277,500	$161	72
2050 W State Route 89a -- #345	0.14mi	3/2.0 (+1)	1,800 (+7%)	6mo	$240,300	$134	71
2050 W SR 89-a -- #96	0.26mi	3/2.0 (+1)	1,568 (-7%)	1mo	$155,000	$99	71
2050 W St Route 89a -- #273	0.00mi	3/2.0 (+1)	1,440 (-14%)	7mo	$150,000	$104	65
992 Trevino Dr	0.13mi	3/2.0 (+1)	1,431 (-15%)	3mo	$195,000	$136	62
1181 Sunrise Dr	0.63mi	3/2.0 (+1)	1,739 (+4%)	8mo	$345,000	$198	53
1065 Crenshaw Ave	0.49mi	3/2.0 (+1)	1,440 (-14%)	2mo	$180,000	$125	47

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-14,119
• Equity at exit: $29,001

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-6,213
• Equity at exit: $16,817

Cash invested: $54,460 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 270
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$1,020
• Tax est. 1.5%: −$243 /mo · $2,918/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $373

Break-even live

Break-even rent $1,701

Max offer price $194,500

Occupancy floor 78%

Sensitivity live

Price	-10% $507	-5% $440	+0% $373	+5% $305	+10% $238
Rent	-10% $201	-5% $287	+0% $373	+5% $458	+10% $544
Rate	-1.0pp $471	-0.5pp $422	base $373	+0.5pp $322	+1.0pp $271

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	22d	1	0.23mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	14d	1	0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	14d	1	0.98mi
1121 Old Jerome Hwy Clarkdale, AZ	2.0	2.0	1981	$2,185	$1.10	22d	1	1.28mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	14d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $194,500 Active 74 DOM
2. 2026-06-18
   days on market $194,500 Active 71 DOM
3. 2026-06-17
   days on market $194,500 Active 70 DOM
4. 2026-06-16
   days on market $194,500 Active 69 DOM
5. 2026-06-15
   days on market $194,500 Active 68 DOM
6. 2026-06-14
   days on market $194,500 Active 66 DOM
7. 2026-06-13
   days on market $194,500 Active 65 DOM
8. 2026-06-10
   days on market $194,500 Active 63 DOM
9. 2026-06-09
   days on market $194,500 Active 62 DOM
10. 2026-06-08
    days on market $194,500 Active 61 DOM
11. 2026-06-07
    days on market $194,500 Active 60 DOM
12. 2026-06-05
    days on market $194,500 Active 57 DOM
13. 2026-06-03
    days on market $194,500 Active 56 DOM
14. 2026-06-02
    days on market $194,500 Active 55 DOM
15. 2026-06-01
    days on market $194,500 Active 54 DOM
16. 2026-05-31
    days on market $194,500 Active 53 DOM
17. 2026-05-30
    days on market $194,500 Active 52 DOM
18. 2026-05-20
    price $194,500
19. 2026-04-08
    listed $199,500 Active
20. 2024-05-17
    soldstatus $230,000 317-char remark

    Show marketing remark (317 chars)

    Your dream home is waiting for you!! The home was remodeled, new Grey Rustic Vinyl flooring. Third bedroom does have carpet. The home was painted inside and out. If you light this home has skylights and many windows with mountain view from the formal dinning room. so many upgrades MAKE time to see this home today!

21. 2024-03-24
    listed $235,000 317-char remark

    Show marketing remark (317 chars)

    Your dream home is waiting for you!! The home was remodeled, new Grey Rustic Vinyl flooring. Third bedroom does have carpet. The home was painted inside and out. If you light this home has skylights and many windows with mountain view from the formal dinning room. so many upgrades MAKE time to see this home today!

22. 2024-03-12
    historical
23. 2023-06-22
    listed $249,000

ⓘ 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: $26,078
• − Mortgage interest: −$10,895
• − Property taxes: −$2,918
• − Insurance: −$972
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$5,658
• Taxable income: $1,462
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $4,121/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 Cosmetic rehab

This home is move-in ready with updated interiors and a good condition exterior. It has a good condition roof and foundation, and the landscaping can be improved to further enhance its curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace landscaping — Improves curb appeal and adds value
• Both Replace flooring in living areas — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace landscaping — Improves curb appeal and adds value ↑
• Both Replace flooring in living areas — Modernizes the space and adds 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: 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

-21.9% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $194,500 ARMLS
• 2026-04-08 Listed $199,500 ARMLS
• 2024-05-17 Sold (MLS) $230,000 ARMLS
• 2024-03-24 Listed $235,000 ARMLS
• 2024-03-12 Listing Removed — ARMLS
• 2023-06-22 Listed $249,000 ARMLS