26767 N Hillward -- · Congress, AZ 85332

$165,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 58 Days on market

Built 1987 0.29 ac lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Positioned to generate immediate interest and strong demand, this 3-bedroom, 2-bath residence delivers exceptional value with high ceilings and central heating and cooling for year-round comfort. The spacious primary suite features a large closet, French doors leading to a private ensuite with a garden tub and separate shower, plus additional French doors opening directly to the expansive backyard--creating a seamless indoor-outdoor flow. Enjoy breathtaking Weaver Mountain views from both the front and rear of the property, complemented by two mature palm trees that enhance curb appeal. A large storage shed adds functionality, while the home's proximity to the neighborhood post office and n

Key facts

• Large closet
• Separate shower
• Large garden tub

Tags

• HIGH CEILINGS
• CENTRAL HEATING AND COOLING
• LARGE CLOSET
• FRENCH DOORS TO ENSUITE
• LARGE GARDEN TUB
• SEPARATE SHOWER

Property features AI

Finance

• Financial info: Current financing: FHA
• HOA & community: No association fees

Exterior

• Parking: RV access/parking
• Utilities: City water; Septic tank
• Home design: Manufactured/mobile home; Fee simple ownership; Desert, panoramic and mountain views; Property listed as fixer; Asphalt road surface
• Construction: Wood siding and painted exterior; Steel frame; Composition and rolled/hot mop roof; Year built not provided; Foundation information not provided
• Exterior features: Shed(s); Storage; Chain link and partial fencing; East/West exposure; Dirt front; Natural desert front; County-maintained road

Interior

• Kitchen: Laminate counters; Pantry; Refrigerator; Dishwasher
• Bedrooms: 3 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Floor furnace; Wall furnace; Has heating and cooling
• Interior features: High-speed internet; No interior steps; Pantry; Full bathroom in the primary bedroom; Laminate counters; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#75 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Congress Elementary District (4479) (rural): math 60% / reading 55% proficiency, ranked #91 of 501 in AZ (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Congress Elementary School (math 44% / reading 34%, grade F, #398 of 1,109 statewide, top 37%, 102 students, 74% FRL) — zoned schools average 74% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 58% district-wide (-18 pts) — the specific schools serving this property underperform the Congress Elementary District (4479) average; the district grade overstates school quality for this exact location.
• Market conditions: 110 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $165k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $337,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26730 Hillward -- S	0.07mi	3/2.0	1,297 (-7%)	16mo	$312,000	$241	71
26545 S Grandview Dr E	0.31mi	2/2.0 (-1)	1,359 (-3%)	20mo	$154,900	$114	59
23117 W Staghorn Ln	0.69mi	3/2.5	1,361 (-3%)	5mo	$355,000	$261	57
23132 W Staghorn Ln	0.65mi	3/2.0	1,493 (+7%)	11mo	$308,000	$206	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.88×
• Total profit: $40,883
• Equity at exit: $81,481

10-year hold

• IRR: 16.1%
• Equity multiple: 3.55×
• Total profit: $117,598
• Equity at exit: $131,562

Cash invested: $46,200 (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 85332

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $222

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 58 DOM
2. 2026-06-17
   days on market $165,000 Active 57 DOM
3. 2026-06-16
   days on market $165,000 Active 56 DOM
4. 2026-06-15
   days on market $165,000 Active 55 DOM
5. 2026-06-13
   days on market $165,000 Active 53 DOM
6. 2026-06-09
   days on market $165,000 Active 49 DOM
7. 2026-06-08
   days on market $165,000 Active 48 DOM
8. 2026-06-07
   days on market $165,000 Active 47 DOM
9. 2026-06-04
   days on market $165,000 Active 44 DOM
10. 2026-06-03
    pricedays on market $165,000 Active 43 DOM
11. 2026-06-02
    days on market $185,000 Active 42 DOM
12. 2026-06-01
    days on market $185,000 Active 41 DOM
13. 2026-05-31
    days on market $185,000 Active 40 DOM
14. 2026-04-20
    listed $199,000 Active
15. 2026-04-03
    historical
16. 2026-03-31
    price $249,000
17. 2026-03-13
    price $285,000
18. 2026-02-15
    listed $305,000 Active
19. 1997-07-25
    soldstatus $37,500
20. 1997-01-31
    soldstatus $15,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,690
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,800
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,653/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: Congress Elementary District (4479)
• NCES district ID: 0402220
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $40,613
• Composite: 49.83/100
• National rank: #4193
• State rank: #91 of 501 in AZ

Livability — Congress

• Score: 66/100
• State rank: #75
• US rank: #11962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Congress, AZ
• Population (ZIP): 1,777

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 3.77%
• Current HPI: 513.0899
• Rent YoY: —
• Metro: —
• 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

+1226.7% since first listed

7 events — show timeline

• 2026-04-20 Listed $199,000 ARMLS
• 2026-04-03 Listing Removed — ARMLS
• 2026-03-31 Price Changed $249,000 ARMLS
• 2026-03-13 Price Changed $285,000 ARMLS
• 2026-02-15 Listed $305,000 ARMLS
• 1997-07-25 Sold (Public Records) $37,500 Public Records
• 1997-01-31 Sold (Public Records) $15,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $196 · +27.2% YoY. Source: county tax records.