2960 Silver Creek Rd Lot 83 · Bullhead City, AZ 86442

$109,900

2 bd · 2.0 ba · 1,300 sqft · Other · 70 Days on market

Built 1996 Good condition

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE SATURDAYS 11-2PM 1996 Skyline Factory Built Home, Longridge MHP 55+ Age Community Move in condition home , furnished, drywall interior, vinyl plank flooring, 2 bedrooms carpeted , Great room equipped with a dormer window brings natural light and brightness into the home, dual pane windows, breakfast counter, appliances approx 2 years of age includes refrigerator, gas range, dishwasher, washer & amp; dryer, garbage disposal, counter microwave. Large Guest bedroom includes a space saver Murphy Bed, Master bathroom has a double vanity and walk in shower. Home is set on a permanent conrete block foundation with a pier system. Home is on leased land $595 monthly includes tra

Key facts

• Double vanity
• Murphy bed
• Dormer window

Tags

• VINYL PLANK FLOORING
• DORMER WINDOW
• DUAL PANE WINDOWS
• BREAKFAST COUNTER
• MURPHY BED
• DOUBLE VANITY

Property features AI

Finance

• Other: Living area approximately 1300
• Financial info: Financial details not specified
• HOA & community: HOA and community details not specified

Exterior

• Parking: Parking details not specified
• Security: Security features not specified
• Utilities: Utilities not specified
• Home design: Year built 1996; Property type and stories not specified; Entry level and facing direction not specified
• Construction: Construction materials and foundation not specified; Roof details not specified
• Exterior features: Exterior details not specified

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Carpet
• Bathrooms: Bathrooms not specified
• Heating & cooling: Heating and cooling not specified
• Interior features: Carpet flooring; Pantry
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.30% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.4

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,612
• Equity at exit: $16,386

10-year hold

• IRR: 7.8%
• Equity multiple: 1.51×
• Total profit: $15,669
• Equity at exit: $9,502

Cash invested: $30,772 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $370

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	13d	10	0.68mi
2665 Calle De Mercado Unit 10 Bullhead City, AZ	2.0	2.5	1198	$1,295	$1.08	13d	1	0.73mi
1717 El Cazador Bullhead City, AZ	3.0	2.0	1354	$1,600	$1.18	13d	1	0.97mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	13d	13	1.37mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	13d	6	1.38mi
2440 Tapatio Dr Bullhead City, AZ	3.0	2.0	1615	$1,599	$0.99	20d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $109,900 Active 70 DOM
2. 2026-06-17
   days on market $109,900 Active 69 DOM
3. 2026-06-16
   days on market $109,900 Active 68 DOM
4. 2026-06-15
   days on market $109,900 Active 67 DOM
5. 2026-06-14
   days on market $109,900 Active 65 DOM
6. 2026-06-13
   days on market $109,900 Active 64 DOM
7. 2026-06-10
   days on market $109,900 Active 62 DOM
8. 2026-06-09
   days on market $109,900 Active 61 DOM
9. 2026-06-08
   days on market $109,900 Active 60 DOM
10. 2026-06-07
    days on market $109,900 Active 59 DOM
11. 2026-06-05
    days on market $109,900 Active 56 DOM
12. 2026-06-02
    days on market $109,900 Active 54 DOM
13. 2026-06-01
    days on market $109,900 Active 53 DOM
14. 2026-05-31
    days on market $109,900 Active 52 DOM
15. 2026-05-30
    days on market $109,900 Active 51 DOM
16. 2026-03-31
    listed $109,900 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 11 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: $17,163
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,197
• Taxable income: $2,866
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,757/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 · 10 photos

Good 75/100 Cosmetic rehab

This home is in good condition with minimal repairs needed. It is move-in ready and has a good curb appeal. The most impactful updates would be painting the exterior siding and replacing the carpet in the bedrooms.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Rental Replace the carpet in the bedrooms — New carpet can make the bedrooms more comfortable and appealing to potential renters.
• Both Clean the air filters — Clean air filters improve air quality and can lead to lower utility bills.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Rental Replace the carpet in the bedrooms — New carpet can make the bedrooms more comfortable and appealing to potential renters. ↑
• Both Clean the air filters — Clean air filters improve air quality and can lead to lower utility bills. ↑

ⓘ 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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

1 event — show timeline

• 2026-03-31 Listed $109,900 FSBO.com