1526 Private Rd · Prescott, AZ 86301

$44,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 23 Days on market

Built 1982 Fair condition Est $67k · 34% under ↓ 42% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Scenic Park of Prescott, a peaceful and private 55+ community nestled among the boulders beside Willow Lake. Enjoy easy access to miles of hiking and walking trails, all just a short stroll from your front door. Opportunities to own in this serene park are few and far between!This charming home offers 2 bedrooms, 2 bathrooms, and 924 sq ft of comfortable living space, plus a dedicated office area, indoor laundry room, and a workshop for hobbies or extra storage. Enjoy the covered porch, perfect for relaxing and taking in the peaceful surroundings, along with a detached 1-car carport for added convenience. Surrounded by natural beauty and offering privacy at its finest, this is an

Key facts

• Covered porch
• Detached carport
• Indoor laundry room

Tags

• HIKING AND WALKING TRAILS
• DEDICATED OFFICE AREA
• INDOOR LAUNDRY ROOM
• WORKSHOP FOR HOBBIES
• COVERED PORCH
• DETACHED CARPORT

Property features AI

Finance

• Other: Private road maintained by owner/residents
• Financial info: Property is on land lease
• HOA & community: Senior community

Exterior

• Parking: Detached carport (1 space); Total parking for 1 vehicle
• Utilities: Public water; City sewer (WWT - City Sewer); Electricity available (220 volts); Natural gas available; Natural gas water heater
• Home design: Residential manufactured home; Single wide; One story; Located on a private road; Land lease community; Zoned MF-H
• Construction: Frame construction; Composition roof; Aluminum window frames; Storm windows; Pier foundation (basement type listed as piers); Built as a manufactured home
• Exterior features: Covered patio/porch; Dirt driveway; Native landscaping/species; Corner lot with juniper/pinon and other trees; Level topography; Views; Workshop (detached structure)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom (total 2 bathrooms)
• Heating & cooling: Electric heating; Evaporative cooling
• Interior features: Eat-in kitchen; Kitchen/dining combo; Laminate countertops; Living/dining combo; Single-level living; Master bedroom on main level; Washer/dryer connection
• Laundry & utility: Laundry room; Washer/dryer connection; Workshop (utility/bonus space)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.5% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 486 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $304 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 + 0.2% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,340 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 3.96% ✓
• Cap rate: 35.54%
• Cash-on-cash: 104.46%
• DSCR: 5.65
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $66,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Acklin Dr	0.07mi	2/1.5	952 (+3%)	0mo	$69,000	$72	90

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.58×
• Total profit: $56,441
• Equity at exit: $6,561

10-year hold

• IRR: —
• Equity multiple: 10.64×
• Total profit: $118,739
• Equity at exit: $3,804

Cash invested: $12,320 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 486
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $1,072

Break-even live

Break-even rent $385

Max offer price $44,000

Occupancy floor 33%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4622 N Granite Gardens Loop Prescott, AZ	1.0	1.0	768	$2,100	$2.73	43d	1	1.33mi

Listing history 38 events

1. 2026-06-19
   price $44,000 Active 23 DOM
2. 2026-06-18
   days on market $49,000 Active 23 DOM
3. 2026-06-17
   days on market $49,000 Active 22 DOM
4. 2026-06-16
   days on market $49,000 Active 21 DOM
5. 2026-06-15
   days on market $49,000 Active 20 DOM
6. 2026-06-14
   days on market $49,000 Active 18 DOM
7. 2026-06-13
   days on market $49,000 Active 17 DOM
8. 2026-06-10
   days on market $49,000 Active 15 DOM
9. 2026-06-09
   days on market $49,000 Active 14 DOM
10. 2026-06-08
    days on market $49,000 Active 13 DOM
11. 2026-06-07
    days on market $49,000 Active 12 DOM
12. 2026-06-05
    days on market $49,000 Active 9 DOM
13. 2026-06-02
    days on market $49,000 Active 7 DOM
14. 2026-06-01
    days on market $49,000 Active 6 DOM
15. 2026-05-31
    days on market $49,000 Active 5 DOM
16. 2026-05-30
    days on market $49,000 Active 4 DOM
17. 2026-05-26
    listed $49,000 Active
18. 2026-05-26
    listed $49,000 Active
19. 2025-07-22
    historical
20. 2025-07-21
    historical
21. 2025-06-16
    price $40,000
22. 2025-06-16
    price $40,000
23. 2025-06-06
    price $45,000
24. 2025-06-06
    price $45,000
25. 2025-05-27
    price $50,000
26. 2025-05-27
    price $50,000
27. 2025-05-23
    price $60,000
28. 2025-05-23
    price $60,000
29. 2025-05-05
    status Active
30. 2025-05-02
    status Active
31. 2025-04-24
    historical Under Contract Accepting Backups
32. 2025-04-21
    historical Active Under Contract
33. 2025-04-09
    price $65,000
34. 2025-04-09
    price $65,000
35. 2025-04-03
    price $75,000
36. 2025-04-03
    price $75,000
37. 2025-03-01
    listed $85,000 Active
38. 2025-03-01
    listed $85,000 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 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $20,909
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$1,280
• Taxable income: $12,939
• Est. tax owed @ 24.0%: −$3,105
• After-tax cash flow: $9,764/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 manufactured home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom tile — dated and in need of replacement
• Moderate landscaping — overgrown vegetation

Value-add opportunities

• Resale paint interior walls — fresh paint can make a significant difference in the home's appearance
• Resale replace carpeted floors — new flooring can improve the home's overall appearance and value
• Resale replace kitchen cabinets and countertops — new cabinets and countertops can significantly improve the home's functionality and value
• Resale replace kitchen appliances — new appliances can make the home more appealing to potential buyers
• Resale replace bathroom fixtures and tile — new fixtures and tile can improve the home's functionality and value
• Resale prune overgrown vegetation — pruning overgrown vegetation can improve the home's curb appeal and make it more inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom tile · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · overgrown vegetation	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Resale paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Resale replace carpeted floors — new flooring can improve the home's overall appearance and value ↑
• Resale replace kitchen cabinets and countertops — new cabinets and countertops can significantly improve the home's functionality and value ↑
• Resale replace kitchen appliances — new appliances can make the home more appealing to potential buyers ↑
• Resale replace bathroom fixtures and tile — new fixtures and tile can improve the home's functionality and value ↑
• Resale prune overgrown vegetation — pruning overgrown vegetation can improve the home's curb appeal and make it more inviting ↑

ⓘ 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• 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

-42.4% since first listed

22 events — show timeline

• 2026-05-26 Listed $49,000 PAARMLS as Distributed by MLS Grid
• 2026-05-26 Listed $49,000 ARMLS
• 2025-07-22 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-07-21 Listing Removed — ARMLS
• 2025-06-16 Price Changed $40,000 PAARMLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $40,000 ARMLS
• 2025-06-06 Price Changed $45,000 ARMLS
• 2025-06-06 Price Changed $45,000 PAARMLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $50,000 ARMLS
• 2025-05-27 Price Changed $50,000 PAARMLS as Distributed by MLS Grid
• 2025-05-23 Price Changed $60,000 PAARMLS as Distributed by MLS Grid
• 2025-05-23 Price Changed $60,000 ARMLS
• 2025-05-05 Relisted — ARMLS
• 2025-05-02 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-04-24 Contingent — ARMLS
• 2025-04-21 Contingent — PAARMLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $65,000 ARMLS
• 2025-04-09 Price Changed $65,000 PAARMLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $75,000 PAARMLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $75,000 ARMLS
• 2025-03-01 Listed $85,000 PAARMLS as Distributed by MLS Grid
• 2025-03-01 Listed $85,000 ARMLS