325 W State Route 89a -- #16 · Cottonwood, AZ 86326

$48,000

1 bd · 1.0 ba · 624 sqft · Manufactured · 94 Days on market

Built 1977 Fair condition ↓ 48% 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
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHAT A PRICE, DON'T LET IT SLIP BY!! Are you looking for a pride of ownership, move in ready home. centrally located near hospital, medical facilities rec. center & shopping. A nice park & clubhouse with a pool, spa and lots of activities. all new windows, roof & siding redone in 2016. Has air conditioning, kitchen & bath updates. Nice tile shower. Nice porch, fenced backyard and a bonus 18 x 20 shed with lots of storage and work bench area. all appliances stay. Furniture stays, purchased about 6 months ago. Come see, a great price!! Must fill out park applicatrion and be approved. Can have a pet, dog must be 35# and under. Can have an indoor cat. DON'T LET THIS ONE PASS YOU BY!

Key facts

• Bright kitchen
• Covered parking
• Spa

Tags

• BRIGHT KITCHEN
• COVERED PARKING
• PRIVATE PATIO
• LARGE STORAGE SHED
• POOL
• SPA

Property features AI

Finance

• Other: Property listed as leasehold
• Financial info: Current financing: Conventional
• HOA & community: Land lease: $830 monthly; Association fee includes: other (see remarks); Community pool; Community spa (heated)

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Sewer connected (private sewer listed)
• Home design: Manufactured/mobile housing; Leasehold ownership; Asphalt road access
• Construction: Tile roof; Construction materials: see remarks; Building area per builder
• Exterior features: Private yard; Exterior storage; Gravel/stone front; City-maintained road

Interior

• Kitchen: Non-laminate counters
• Bedrooms: 1 possible bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Full bathroom in the primary bedroom; Refrigerator included
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 3.9% 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: Mountain View Preparatory School (math 30% / reading 44%, grade F, #438 of 1,109 statewide, top 41%, 403 students, 33% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 269 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

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 $43,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.59% ✓
• Cap rate: 22.56%
• Cash-on-cash: 58.09%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.23×
• Total profit: $30,038
• Equity at exit: $7,157

10-year hold

• IRR: 57.3%
• Equity multiple: 5.87×
• Total profit: $65,511
• Equity at exit: $4,150

Cash invested: $13,440 (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: 269
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $651

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 43%

Sensitivity live

Price	-10% $684	-5% $667	+0% $651	+5% $634	+10% $617
Rent	-10% $552	-5% $602	+0% $651	+5% $700	+10% $749
Rate	-1.0pp $675	-0.5pp $663	base $651	+0.5pp $638	+1.0pp $626

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 W Pinal St Cottonwood, AZ	1.0	1.0	506	$985	$1.95	15d	1	1.11mi
801 N 6th St Unit 7 Cottonwood, AZ	1.0	1.0	400	$1,350	$3.38	15d	1	1.13mi
801 N 6th St Unit 1 Cottonwood, AZ	1.0	1.0	400	$1,225	$3.06	15d	1	1.13mi

Listing history 34 events

1. 2026-06-21
   days on market $48,000 Active 94 DOM
2. 2026-06-18
   days on market $48,000 Active 91 DOM
3. 2026-06-17
   days on market $48,000 Active 90 DOM
4. 2026-06-16
   days on market $48,000 Active 89 DOM
5. 2026-06-15
   days on market $48,000 Active 88 DOM
6. 2026-06-14
   days on market $48,000 Active 86 DOM
7. 2026-06-13
   days on market $48,000 Active 85 DOM
8. 2026-06-10
   days on market $48,000 Active 83 DOM
9. 2026-06-09
   days on market $48,000 Active 82 DOM
10. 2026-06-08
    days on market $48,000 Active 81 DOM
11. 2026-06-07
    days on market $48,000 Active 80 DOM
12. 2026-06-05
    days on market $48,000 Active 77 DOM
13. 2026-06-03
    days on market $48,000 Active 76 DOM
14. 2026-06-02
    days on market $48,000 Active 75 DOM
15. 2026-06-01
    days on market $48,000 Active 74 DOM
16. 2026-05-31
    days on market $48,000 Active 73 DOM
17. 2026-05-30
    days on market $48,000 Active 72 DOM
18. 2026-03-18
    listed $48,000 Active
19. 2026-01-01
    historical
20. 2025-10-31
    listed $55,000 Active
21. 2024-05-29
    soldstatus $42,500 704-char remark

    Show marketing remark (704 chars)

    WHAT A PRICE, DON'T LET IT SLIP BY!! Are you looking for a pride of ownership, move in ready home. centrally located near hospital, medical facilities rec. center & shopping. A nice park & clubhouse with a pool, spa and lots of activities. all new windows, roof & siding redone in 2016. Has air conditioning, kitchen & bath updates. Nice tile shower. Nice porch, fenced backyard and a bonus 18 x 20 shed with lots of storage and work bench area. all appliances stay. Furniture stays, purchased about 6 months ago. Come see, a great price!! Must fill out park applicatrion and be approved. Can have a pet, dog must be 35# and under. Can have an indoor cat. DON'T LET THIS ONE PASS YOU BY!

22. 2024-03-06
    listed $42,500 704-char remark

    Show marketing remark (704 chars)

    WHAT A PRICE, DON'T LET IT SLIP BY!! Are you looking for a pride of ownership, move in ready home. centrally located near hospital, medical facilities rec. center & shopping. A nice park & clubhouse with a pool, spa and lots of activities. all new windows, roof & siding redone in 2016. Has air conditioning, kitchen & bath updates. Nice tile shower. Nice porch, fenced backyard and a bonus 18 x 20 shed with lots of storage and work bench area. all appliances stay. Furniture stays, purchased about 6 months ago. Come see, a great price!! Must fill out park applicatrion and be approved. Can have a pet, dog must be 35# and under. Can have an indoor cat. DON'T LET THIS ONE PASS YOU BY!

23. 2023-05-25
    soldstatus $54,900
24. 2023-04-23
    listed $54,900
25. 2023-03-31
    historical
26. 2023-03-13
    price $55,500
27. 2023-02-03
    price $59,500
28. 2022-11-29
    status Active
29. 2022-11-28
    historical
30. 2022-10-26
    price $65,000
31. 2022-10-06
    price $75,000
32. 2022-09-21
    price $84,500
33. 2022-09-01
    price $89,900
34. 2022-08-20
    listed $92,000 Active

ⓘ 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: $14,922
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$1,396
• Taxable income: $7,490
• Est. tax owed @ 24.0%: −$1,797
• After-tax cash flow: $6,010/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Fresh paint, new flooring, and HVAC maintenance would significantly enhance its appeal.

Repairs flagged

• Minor Paint — Paint appears faded in some areas.
• Minor Landscaping — Basic landscaping with some wear.
• Minor Exterior siding — White siding shows some wear and tear.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace worn flooring — New flooring improves comfort and adds value.
• Both Maintain HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Landscaping · Basic landscaping with some wear.	Minor	$500–3,000
Exterior siding · White siding shows some wear and tear.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn flooring — New flooring improves comfort and adds value. ↑
• Both Maintain HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency. ↑

ⓘ 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

-47.8% since first listed

17 events — show timeline

• 2026-03-18 Listed $48,000 ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-10-31 Listed $55,000 ARMLS
• 2024-05-29 Sold (MLS) $42,500 ARMLS
• 2024-03-06 Listed $42,500 ARMLS
• 2023-05-25 Sold (MLS) $54,900 ARMLS
• 2023-04-23 Listed $54,900 ARMLS
• 2023-03-31 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-03-13 Price Changed $55,500 PAARMLS as Distributed by MLS Grid
• 2023-02-03 Price Changed $59,500 PAARMLS as Distributed by MLS Grid
• 2022-11-29 Relisted — PAARMLS as Distributed by MLS Grid
• 2022-11-28 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $65,000 PAARMLS as Distributed by MLS Grid
• 2022-10-06 Price Changed $75,000 PAARMLS as Distributed by MLS Grid
• 2022-09-21 Price Changed $84,500 PAARMLS as Distributed by MLS Grid
• 2022-09-01 Price Changed $89,900 PAARMLS as Distributed by MLS Grid
• 2022-08-20 Listed $92,000 PAARMLS as Distributed by MLS Grid