550 Palm Dr Unit 14A · Wickenburg, AZ 85390

$68,900

2 bd · 1.0 ba · 768 sqft · Manufactured · 258 Days on market

Built 1990 Fair condition 640 sqft lot $90/sqft · 137% above area ↓ 23% 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 +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage--a rare find in this type of home.

Key facts

• Large windows
• Spacious living area
• Efficient layout

Tags

• BRIGHT AND AIRY KITCHEN
• LARGE WINDOWS
• EFFICIENT LAYOUT
• SPACIOUS LIVING AREA
• EXTENSIVE LANDSCAPING
• INVITING PATIO SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.01% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.41%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $29,038
• List price: $68,900
• Delta: 137.28%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,282
• Equity at exit: $10,273

10-year hold

• IRR: 11.6%
• Equity multiple: 1.93×
• Total profit: $17,928
• Equity at exit: $5,957

Cash invested: $19,292 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $191

Break-even live

Break-even rent $1,143

Max offer price $68,900

Occupancy floor 81%

Sensitivity live

Price	-10% $239	-5% $215	+0% $191	+5% $167	+10% $143
Rent	-10% $82	-5% $136	+0% $191	+5% $246	+10% $300
Rate	-1.0pp $226	-0.5pp $208	base $191	+0.5pp $173	+1.0pp $155

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
757 N Oleander St Wickenburg, AZ	1.0	1.0	576	$1,200	$2.08	44d	1	0.09mi
455 N Tegner St #26 Wickenburg, AZ	1.0	1.0	792	$1,150	$1.45	2d	1	0.46mi
90 W Yavapai St Apt 9 Wickenburg, AZ	1.0	1.0	608	$1,250	$2.06	44d	1	0.51mi
560 Penn Ln Wickenburg, AZ	2.0–3.0	2.0	1051	$1,595	$1.52	2d	6	0.51mi
549 W Wickenburg Way Unit 2 Wickenburg, AZ	1.0	1.0	610	$995	$1.63	2d	1	0.62mi

Listing history 23 events

1. 2026-06-18
   days on market $68,900 Active 258 DOM
2. 2026-06-17
   days on market $68,900 Active 257 DOM
3. 2026-06-16
   days on market $68,900 Active 256 DOM
4. 2026-06-15
   days on market $68,900 Active 255 DOM
5. 2026-06-13
   days on market $68,900 Active 253 DOM
6. 2026-06-13
   days on market $68,900 Active 252 DOM
7. 2026-06-09
   days on market $68,900 Active 249 DOM
8. 2026-06-08
   days on market $68,900 Active 248 DOM
9. 2026-06-07
   days on market $68,900 Active 247 DOM
10. 2026-06-04
    days on market $68,900 Active 244 DOM
11. 2026-06-03
    days on market $68,900 Active 243 DOM
12. 2026-06-02
    days on market $68,900 Active 242 DOM
13. 2026-06-01
    days on market $68,900 Active 241 DOM
14. 2026-05-31
    days on market $68,900 Active 240 DOM
15. 2026-02-28
    price $68,900 794-char remark

    Show marketing remark (794 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage--a rare find in this type of home.

16. 2026-02-25
    price $68,900 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

17. 2026-02-25
    price $69,000 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

18. 2025-12-29
    price $81,000 794-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

19. 2025-12-29
    price $81,000 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

20. 2025-10-28
    price $83,000 794-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

21. 2025-10-28
    price $83,000 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

22. 2025-10-15
    listed $89,500 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage--a rare find in this type of home.

23. 2025-10-03
    listed $89,500 Active 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to your perfect getaway or year-round residence in the highly desirable Palm Drive community! This affordable and charming 640 sq ft park model home offers comfort, convenience, and style - all in a beautifully maintained setting. Step inside to a bright and airy kitchen, featuring large windows that fill the space with natural light, sleek stainless-steel appliances, and an efficient layout ideal for everyday living or entertaining. The spacious living area provides a cozy yet open atmosphere, perfect for relaxing or hosting guests. The home includes 2 comfortable bedrooms and 1 full bathroom, along with an updated washer and dryer for added convenience. Outside, enjoy extensive landscaping, inviting patio spaces, and a private 1-car garage—a rare find in this type of home. There's also additional storage, making it easy to keep everything organized and tidy. All furnishings in the home will convey at no additional cost. Don't miss this opportunity to own a delightful home in a welcoming community with scenic surroundings and easy access to local amenities. Whether you're looking for a seasonal escape or a full-time residence, this home has it all.

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 16 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: $16,613
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$5,463
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,004
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $1,909/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 renovations to its kitchen and bathroom, as well as exterior and interior paint. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior paint — weathered and in need of repainting
• Moderate interior walls/paint — dated and in need of fresh paint

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would attract more buyers
• Resale bathroom renovation — modernizing the bathroom would attract more buyers
• Both exterior paint — fresh paint would improve curb appeal and resale value
• Both interior paint — fresh paint would improve the home's appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior paint · weathered and in need of repainting	Moderate	$3,000–15,000
interior walls/paint · dated and in need of fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would attract more buyers ↑
• Resale bathroom renovation — modernizing the bathroom would attract more buyers ↑
• Both exterior paint — fresh paint would improve curb appeal and resale value ↑
• Both interior paint — fresh paint would improve the home's appearance and resale value ↑

ⓘ 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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• Metro: Phoenix-Mesa-Chandler, 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

-23.0% since first listed

9 events — show timeline

• 2026-02-28 Price Changed $68,900 PAARMLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $68,900 ARMLS
• 2026-02-25 Price Changed $69,000 ARMLS
• 2025-12-29 Price Changed $81,000 PAARMLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $81,000 ARMLS
• 2025-10-28 Price Changed $83,000 PAARMLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $83,000 ARMLS
• 2025-10-15 Listed $89,500 PAARMLS as Distributed by MLS Grid
• 2025-10-03 Listed $89,500 ARMLS