3380 Thunderhead Dr · Lake Havasu City, AZ 86406

$210,000

2 bd · 2.0 ba · 1,151 sqft · SingleFamily public records · 1 Days on market

Built 1990 0.26 ac lot Est $346k · 39% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks! This fixer can potentially generate a great ROI for a savvy contractor. Great location in a quiet, south side neighborhood near the shopping center at Oro Grande and Hwy 95. Excellent bones, with an open floor plan with vaulted ceiling in Great Room- 2 bedrooms & 2 bathrooms - primary suite and 2nd bedroom with bathroom adjacent in the hallway. Priced to reflect current condition - Sold ''As Is''.

Key facts

• Open floor plan
• Great location
• 0.26 acre lot

Tags

• GREAT LOCATION
• QUIET SOUTH SIDE NEIGHBORHOOD
• SHOPPING CENTER NEARBY
• OPEN FLOOR PLAN
• VAULTED CEILING IN GREAT ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single family residence; Faces northwest
• Construction: Stucco construction
• Exterior features: Level lot; Has a view; No fencing; Shingle roof; Lot dimensions approximately 76 x 147 x 82 x 147

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Vaulted ceilings; Electric water heater
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $183k (12.8% below list).
• Recommended offer: $183k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Lake Havasu 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 528 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

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.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $210k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,037 (12.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $346,451
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3275 Thunderhead Dr	0.15mi	3/2.0 (+1)	1,120 (-3%)	4mo	$355,500	$317	80
3425 Poppy Trail Dr	0.18mi	2/2.0	1,082 (-6%)	4mo	$330,000	$305	78
3445 Hassayampa Dr	0.21mi	2/2.0	1,074 (-7%)	6mo	$369,000	$344	74
3350 Medicine Bow Dr	0.15mi	3/2.0 (+1)	1,218 (+6%)	7mo	$360,000	$296	72
3381 Yavapai Dr	0.11mi	2/2.0	1,031 (-10%)	7mo	$310,000	$301	72
3325 Medicine Bow Dr	0.17mi	2/2.0	1,291 (+12%)	7mo	$360,000	$279	66
3145 Arapaho Dr #101	0.49mi	3/2.0 (+1)	1,203 (+4%)	6mo	$332,500	$276	60
1051 Thunderbolt Ave	0.27mi	3/2.0 (+1)	1,294 (+12%)	7mo	$307,000	$237	56
3389 Kearsage Dr	0.56mi	3/2.0 (+1)	1,263 (+10%)	4mo	$345,000	$273	49
3540 Wallingford Dr W	0.61mi	2/2.0	984 (-14%)	2mo	$359,900	$366	46
3661 Parkview Dr	0.56mi	3/2.0 (+1)	1,323 (+15%)	3mo	$340,000	$257	41
3690 Indian Hills Dr	0.69mi	3/2.0 (+1)	1,304 (+13%)	3mo	$600,000	$460	38

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 · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-23,975
• Equity at exit: $31,312

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-7,398
• Equity at exit: $18,157

Cash invested: $58,800 (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 86406

• Home prices YoY: -28.5%
• Rents YoY: 3.1%
• Active inventory: 528
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $155

Break-even live

Break-even rent $1,634

Max offer price $210,000

Occupancy floor 87%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3310 Winston Dr Lake Havasu City, AZ	2.0	2.0	1108	$3,250	$2.93	43d	1	0.38mi
3200 Arapaho Dr Unit 102 Lake Havasu City, AZ	2.0	2.0	1073	$1,400	$1.30	20d	1	0.42mi
3300 Tomahawk Dr Unit 101 Lake Havasu City, AZ	3.0	3.0	1361	$1,800	$1.32	43d	1	0.47mi
3271 Kearsage Dr #103 Lake Havasu City, AZ	2.0	2.0	720	$1,200	$1.67	43d	1	0.49mi
3180 Cotati Dr Lake Havasu City, AZ	3.0	2.0	1347	$2,400	$1.78	43d	1	0.55mi
3380 Truckee Dr Unit 102 Lake Havasu City, AZ	2.0	2.0	1141	$1,450	$1.27	20d	1	0.56mi
3092 Tomahawk Dr Lake Havasu City, AZ	2.0	2.0	1081	$1,600	$1.48	20d	1	0.56mi
3175 Cotati Dr Lake Havasu City, AZ	2.0	2.5	1473	$2,300	$1.56	43d	1	0.59mi
1331 Wapati Dr Lake Havasu City, AZ	2.0	2.0	1001	$1,500	$1.50	43d	1	0.64mi
3430 Kearsage Dr Unit B101 Lake Havasu City, AZ	2.0	2.0	1426	$1,695	$1.19	43d	1	0.69mi
3210 Sweetwater Ave Lake Havasu City, AZ	2.0	2.0	915	$1,825	$1.99	43d	2	0.70mi
3210 Sweetwater Ave #130 Lake Havasu City, AZ	2.0	2.0	915	$2,000	$2.19	13d	1	0.71mi
905 Mohican Dr Lake Havasu City, AZ	3.0	1.0	1005	$1,900	$1.89	43d	1	0.79mi
3560 Lost Dutchman Dr Unit LOST3560 Lake Havasu City, AZ	1.0	1.0	1318	$1,350	$1.02	43d	1	0.81mi
3815 Reservation Dr Lake Havasu City, AZ	3.0	2.0	1477	$1,795	$1.22	43d	1	0.85mi
3048 Shoshone Dr Unit A204 Lake Havasu City, AZ	2.0	2.0	960	$1,395	$1.45	43d	1	0.97mi
3048 Shoshone Dr Unit A104 Lake Havasu City, AZ	2.0	2.0	960	$1,395	$1.45	20d	1	0.97mi
2860 Jamaica Blvd S Unit B101 Lake Havasu City, AZ	2.0	2.0	1056	$1,800	$1.70	43d	1	1.09mi
1391 McCulloch Blvd S Lake Havasu City, AZ	3.0	2.0	1423	$2,500	$1.76	13d	1	1.10mi
2740 Jericho Dr Lake Havasu City, AZ	3.0	2.0	1388	$2,900	$2.09	43d	1	1.14mi
1507 Blackfoot Ln S Lake Havasu City, AZ	3.0	2.0	1248	$2,300	$1.84	13d	1	1.18mi
1556 McCulloch Blvd S Lake Havasu City, AZ	3.0	2.0	1194	$1,800	$1.51	43d	1	1.24mi
3720 Beachview Dr Lake Havasu City, AZ	3.0	2.0	1427	$1,700	$1.19	13d	1	1.24mi
3128 Jamaica Blvd S Lake Havasu City, AZ	2.0	2.0	1036	$1,700	$1.64	20d	1	1.26mi
3901 Ravello Dr Lake Havasu City, AZ	2.0	2.0	1266	$1,595	$1.26	43d	1	1.34mi
690 Paseo Granada Lake Havasu City, AZ	1.0	1.0	700	$950	$1.36	20d	1	1.34mi
3610 Breakwater Dr Lake Havasu City, AZ	3.0	2.0	1268	$1,850	$1.46	20d	1	1.35mi
3610 Breakwater Dr Lake Havasu City, AZ	3.0	2.0	1268	$1,850	$1.46	43d	1	1.35mi
2673 Jamaica Blvd S #14 Lake Havasu City, AZ	2.0	2.0	1030	$1,800	$1.75	43d	1	1.41mi
3740 Breakwater Dr Lake Havasu City, AZ	2.0	2.0	1250	$1,700	$1.36	43d	1	1.48mi

Listing history 2 events

1. 2026-06-19
   remarks 424-char remark
2. 2026-06-19
   listed $210,000 Active 1 DOM

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,228 · $102/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$158/yr (+$13/mo · 12.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 17 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: $21,964
• − Mortgage interest: −$11,763
• − Property taxes: −$1,228
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,109
• Taxable loss: −$1,700
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $2,267/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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 25,067
• Household income: $77,506
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 376.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 5% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

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: ▼ -151.94%
• Current HPI: 380.9101
• Rent YoY: ▲ 3.14%
• 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

+180.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $210,000 LHAR
• 1992-12-16 Sold (Public Records) $75,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,228 · +1.7% YoY. Source: county tax records.