1855 W Wickenburg Way #133 · Wickenburg, AZ 85390

$56,000

2 bd · 1.5 ba · 900 sqft · Manufactured · 1 Days on market

Built 1968 Good condition Est $54k · at est.

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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 +5.8/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see a hidden treasure at Country Club Mobile Home Park! Featuring some of the best views in the area, this home sits on a full-sized lot at the top of the park, on Aircleta Drive. Here you will find a brand new HVAC system, a very nicely enclosed carport with a security gate, and some beautiful home furnishings included in the sale! Extend the living space with your covered patios! Quiet area, good neighbors and guess what? A bonus room with stackable washer/dryer and half-bathroom! Roof is in great shape, under the home is nice and clean (both recently evaluated) and the sewer connections have been recently serviced. Living room features amazing views and a handy electric fireplace. T

Key facts

• Enclosed carport
• Covered patios
• Security gate

Tags

• FULL SIZED LOT
• BRAND NEW HVAC SYSTEM
• ENCLOSED CARPORT
• SECURITY GATE
• COVERED PATIOS
• BONUS ROOM

Property features AI

Finance

• HOA & community: Land lease community (monthly land lease payment); Land lease $753 per month; Association covers sewer, water, street maintenance and grounds maintenance; Community amenities include pool, fitness center, biking/walking path and community laundry

Exterior

• Parking: 1 covered parking space; 1 carport space; Gated parking
• Utilities: City water; Public sewer (connected)
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Composition roof; Building area reported by owner
• Exterior features: Storage; Desert front and desert back lot characteristics; Asphalt road access; City, desert, panoramic, city lights and mountain views

Interior

• Kitchen: Refrigerator; Dishwasher; Kitchen island
• Bedrooms: Up to 2 possible bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total)
• Heating & cooling: Heat pump heating; Heat pump cooling; Central air; Ceiling fans
• Interior features: High-speed internet; Kitchen island; Full bathroom in the master bedroom; Zero-grade entry and multiple entries/exits
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $56k. Condition is rated good.

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 $56k).
• Cap rate 28.6% 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: 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.
• Zoned schools: Hassayampa Elementary School (math 37% / reading 32%, grade F, #471 of 1,109 statewide, top 44%, 284 students, 50% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 378 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $387 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $56,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.23% ✓
• Cap rate: 28.62%
• Cash-on-cash: 79.72%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $54,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 W Wickenburg Way Way #119	0.06mi	2/1.0	900 (0%)	2mo	$37,500	$42	93
1855 W Wickenburg Way Way #95	0.05mi	2/1.0	860 (-4%)	13mo	$46,900	$55	77
1855 W Wickenburg Way #108	0.06mi	2/1.5	978 (+9%)	10mo	$58,500	$60	74
1855 W Wickenburg Way #36	0.05mi	2/2.0	800 (-11%)	19mo	$50,000	$63	62
2123 W Smoketree Dr	0.43mi	2/2.0	960 (+7%)	18mo	$229,000	$239	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.9%
• Equity multiple: 4.65×
• Total profit: $57,300
• Equity at exit: $8,350

10-year hold

• IRR: 83.3%
• Equity multiple: 9.64×
• Total profit: $135,439
• Equity at exit: $4,842

Cash invested: $15,680 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,042

Break-even live

Break-even rent $490

Max offer price $56,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,080	-5% $1,061	+0% $1,042	+5% $1,022	+10% $1,003
Rent	-10% $899	-5% $970	+0% $1,042	+5% $1,113	+10% $1,185
Rate	-1.0pp $1,070	-0.5pp $1,056	base $1,042	+0.5pp $1,027	+1.0pp $1,012

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 S West Rd #25 Wickenburg, AZ	1.0	1.0	625	$1,800	$2.88	22d	1	0.12mi
540 S West Rd #30 Wickenburg, AZ	1.0	1.0	625	$1,600	$2.56	25d	1	0.12mi
540 S West Rd Unit 20 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	25d	1	0.13mi
540 S West Rd Unit 21 Wickenburg, AZ	2.0	1.0	792	$1,800	$2.27	22d	1	0.13mi
540 S West Rd #24 Wickenburg, AZ	3.0	1.0	894	$2,200	$2.46	25d	1	0.14mi
540 S West Rd Wickenburg, AZ	2.0	1.0	792	$1,700	$2.15	25d	1	0.14mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $56,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°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: $21,702
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$1,629
• Taxable income: $12,344
• Est. tax owed @ 24.0%: −$2,962
• After-tax cash flow: $9,538/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 · 13 photos

Good 75/100 Cosmetic rehab

This home offers a good condition with a good roof and exterior, and a new HVAC system. Minor repairs and maintenance are needed, and updates to the exterior and landscaping can significantly increase its value.

Repairs flagged

• Minor Carport roof — Slight discoloration visible on the carport roof.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value.
• Both Replace carport roof — Minor repairs can improve both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping can boost both resale and rental appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carport roof · Slight discoloration visible on the carport roof.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace carport roof — Minor repairs can improve both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can boost both resale and rental appeal. ↑

ⓘ 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

1 event — show timeline

• 2026-06-17 Listed $56,000 ARMLS