1770 Buckwheat Ln · Lake Havasu City, AZ 86403

$350,000

4 bd · 2.0 ba · 2,001 sqft · SingleFamily public records · 131 Days on market

Built 1974 0.26 ac lot $175/sqft · 19% below area Est $434k · 19% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs some TLC, this house with over 2000 sq. ft. would make a great rental, winter visitor home or first time home buyer. Seller's are offering $5000 for flooring allowance. Has enclosed front porch with security screen door. Covered car port. It's only walking distance to Rotary Park & Restaurants. Large back yard, room to add a garage. Come she for yourself.

Key facts

• Security screen door
• Covered car port
• Large back yard

Tags

• ENCLOSED FRONT PORCH
• SECURITY SCREEN DOOR
• COVERED CAR PORT
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $276k (21.0% below list).
• Recommended offer: $276k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+3.4%/yr); 387 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• At $2,764/mo this rent would consume 56% of the median local household income ($59k/yr) (locally 703% 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 $2k of loan paydown is wiped out by about $10k 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 131 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $169k; list at $350k implies a 107% 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 $276,439 (21.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (median comp): $434,415
• List price: $350,000
• Delta: -19.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Sunflower Dr	0.17mi	4/2.0	2,076 (+4%)	9mo	$575,000	$277	78
1811 Duel Dr	0.42mi	3/2.0 (-1)	1,988 (-1%)	11mo	$340,000	$171	65
190 Aspen Dr	0.42mi	3/2.0 (-1)	1,848 (-8%)	1mo	$426,000	$231	62
160 Aspen Dr	0.44mi	3/2.0 (-1)	1,877 (-6%)	5mo	$370,000	$197	60
181 Mulberry Ave	0.59mi	3/2.0 (-1)	2,004 (+0%)	10mo	$485,000	$242	58
1630 Topaz Dr	0.75mi	4/3.0	1,928 (-4%)	1mo	$457,500	$237	55
1802 Combat Dr	0.60mi	3/2.5 (-1)	2,157 (+8%)	3mo	$815,000	$378	50
284 Mulberry Ave	0.65mi	4/2.0	1,753 (-12%)	0mo	$690,000	$394	49
270 Locust Ln	0.69mi	3/2.5 (-1)	1,869 (-7%)	4mo	$635,000	$340	46
200 White Oak Dr	0.57mi	3/2.5 (-1)	2,188 (+9%)	8mo	$455,000	$208	44
2004 Pima Dr N	0.65mi	3/2.0 (-1)	1,716 (-14%)	8mo	$389,900	$227	35
299 Mulberry Ave	0.62mi	3/2.5 (-1)	2,279 (+14%)	9mo	$380,000	$167	33

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-48,896
• Equity at exit: $52,186

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-29,550
• Equity at exit: $30,262

Cash invested: $98,000 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 387
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,764 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $107

Break-even live

Break-even rent $2,630

Max offer price $350,000

Occupancy floor 91%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Ambas Dr Lake Havasu City, AZ	3.0	2.0	1649	$2,650	$1.61	43d	1	0.56mi
212 Coral Dr Lake Havasu City, AZ	3.0	2.0	1941	$3,499	$1.80	43d	1	0.77mi
1945 Mimosa Dr Lake Havasu City, AZ	3.0	2.0	1524	$1,795	$1.18	43d	1	0.77mi
1815 Palo Verde Blvd S Lake Havasu City, AZ	3.0	2.0	1442	$3,000	$2.08	43d	1	0.91mi
1960 Mangrum Dr Lake Havasu City, AZ	3.0	3.0	2415	$3,500	$1.45	20d	1	1.05mi
2270 Senita Dr Lake Havasu City, AZ	3.0	3.0	1896	$3,500	$1.85	43d	1	1.09mi
388 Coral Dr Lake Havasu City, AZ	3.0	2.5	1441	$2,800	$1.94	13d	1	1.11mi
375 London Bridge Rd Lake Havasu City, AZ	3.0	2.0	1754	$1,950	$1.11	13d	1	1.14mi
375 London Bridge Rd #35 Lake Havasu City, AZ	3.0	2.0	1713	$2,500	$1.46	20d	1	1.14mi
131 Mescal Loop Lake Havasu City, AZ	4.0	3.0	2034	$3,500	$1.72	43d	1	1.16mi
2400 Baron Dr Lake Havasu City, AZ	3.0	2.0	1698	$3,900	$2.30	43d	1	1.17mi
1791 Rainbow Ave S Lake Havasu City, AZ	3.0	2.0	1613	$1,750	$1.08	43d	1	1.20mi
2328 Senita Dr Lake Havasu City, AZ	3.0	2.0	1495	$2,400	$1.61	43d	1	1.20mi
16 Nolina Ln Lake Havasu City, AZ	5.0	3.0	2085	$4,000	$1.92	43d	1	1.30mi
2515 Tradewind Dr Lake Havasu City, AZ	3.0	3.0	1971	$2,650	$1.34	43d	1	1.39mi
196 Wayfarer Ln Lake Havasu City, AZ	3.0	2.0	1530	$2,500	$1.63	43d	1	1.49mi

Listing history 9 events

1. 2026-06-03
   days on market $350,000 Active 131 DOM
2. 2026-06-02
   days on market $350,000 Active 130 DOM
3. 2026-06-01
   days on market $350,000 Active 129 DOM
4. 2026-05-31
   days on market $350,000 Active 128 DOM
5. 2026-05-30
   days on market $350,000 Active 127 DOM
6. 2026-02-18
   price $350,000 369-char remark

   Show marketing remark (369 chars)

   Needs some TLC, this house with over 2000 sq. ft. would make a great rental, winter visitor home or first time home buyer. Seller's are offering $5000 for flooring allowance. Has enclosed front porch with security screen door. Covered car port. It's only walking distance to Rotary Park & Restaurants. Large back yard, room to add a garage. Come she for yourself.

7. 2026-02-04
   price $365,000 369-char remark

   Show marketing remark (369 chars)

   Needs some TLC, this house with over 2000 sq. ft. would make a great rental, winter visitor home or first time home buyer. Seller's are offering $5000 for flooring allowance. Has enclosed front porch with security screen door. Covered car port. It's only walking distance to Rotary Park & Restaurants. Large back yard, room to add a garage. Come she for yourself.

8. 2026-01-23
   listed $375,000 Active 369-char remark

   Show marketing remark (369 chars)

   Needs some TLC, this house with over 2000 sq. ft. would make a great rental, winter visitor home or first time home buyer. Seller's are offering $5000 for flooring allowance. Has enclosed front porch with security screen door. Covered car port. It's only walking distance to Rotary Park & Restaurants. Large back yard, room to add a garage. Come she for yourself.

9. 2019-07-25
   soldstatus $168,726

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $2,310 · $192/mo
• Expected delta: +$1,157/yr (+$96/mo · 100.4%)

ⓘ 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 ≥115°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: $33,173
• − Mortgage interest: −$19,605
• − Property taxes: −$1,153
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − Depreciation: −$10,182
• Taxable loss: −$4,825
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $2,437/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): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• 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

+107.4% since first listed

4 events — show timeline

• 2026-02-18 Price Changed $350,000 LHAR
• 2026-02-04 Price Changed $365,000 LHAR
• 2026-01-23 Listed $375,000 LHAR
• 2019-07-25 Sold (Public Records) $168,726 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,153 · +1.7% YoY. Source: county tax records.