1050 S Wagon Master Rd · Verde Village, AZ 86326

$184,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 5 Days on market

Built 2003 0.41 ac lot Est $282k · 34% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 2 bath manufactured home in Cottonwood, built in 2003. Property has solid fundamentals with no major structural or system issues -- septic recently serviced and in good condition. Roof is aged but currently functional with no known leaks. Interior needs flooring throughout (down to subfloor), making this a straightforward cosmetic rehab. Strong fit for a rental hold or light flip in a market driven by retirees, workforce housing, and Sedona spillover. Affordable price point with room to create margin.

Key facts

• 0.41 acre lot
• Built 2003
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.4% vs local median 3.2% in Verde Village — 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 66/100 on livability (#74 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment D+, amenities F, commute F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.2%/yr); 270 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $282,240
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 S Wagon Master Rd	0.00mi	3/2.0	1,568 (0%)	2mo	$205,000	$131	99
1085 Wagon Master Rd	0.05mi	3/2.0	1,566 (-0%)	15mo	$262,000	$167	85
1075 S Kelli Ln	0.15mi	3/2.0	1,539 (-2%)	15mo	$399,900	$260	77
1010 S Territory Trl	0.07mi	3/2.0	1,430 (-9%)	13mo	$249,950	$175	71
3775 W Romey Way	0.11mi	3/2.0	1,484 (-5%)	18mo	$355,000	$239	71
1155 S Trinity Way	0.68mi	4/2.0 (+1)	1,513 (-4%)	0mo	$265,000	$175	57
4395 E Purple Sage Trl	0.45mi	4/3.0 (+1)	1,411 (-10%)	9mo	$260,000	$184	45
4225 E Garden Ln	0.71mi	4/2.0 (+1)	1,742 (+11%)	16mo	$313,000	$180	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.72×
• Total profit: $-14,755
• Equity at exit: $27,569

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-8,571
• Equity at exit: $15,987

Cash invested: $51,772 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 270
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $332

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 79%

Sensitivity live

Price	-10% $460	-5% $396	+0% $332	+5% $268	+10% $204
Rent	-10% $171	-5% $252	+0% $332	+5% $413	+10% $493
Rate	-1.0pp $425	-0.5pp $379	base $332	+0.5pp $284	+1.0pp $235

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4395 E Purple Sage Trl Cottonwood, AZ	3.0	2.0	1410	$1,900	$1.35	14d	1	0.43mi
5020 E Sage Springs Dr Cornville, AZ	2.0	2.0	1391	$2,100	$1.51	14d	1	1.01mi
5036 E Catalina Ct Cornville, AZ	3.0	2.0	1573	$1,995	$1.27	14d	1	1.04mi
437 S Valle Escondido Cornville, AZ	2.0	2.0	1569	$1,785	$1.14	14d	1	1.18mi
480 S Sawmill Gardens Dr Cottonwood, AZ	2.0	2.0	1418	$1,710	$1.21	14d	1	1.24mi
935 Salida Ln Cottonwood, AZ	2.0	2.0	1100	$1,985	$1.80	14d	1	1.27mi
1050 S 17th St Cottonwood, AZ	3.0	2.0	1349	$1,885	$1.40	14d	1	1.30mi
1070 S 16th Pl Cottonwood, AZ	3.0	2.0	1309	$2,085	$1.59	14d	1	1.33mi
900 S Distant Hill Ct Cornville, AZ	3.0	2.5	2217	$2,995	$1.35	14d	1	1.38mi
754 Skyview Ln Cottonwood, AZ	2.0	2.0	1272	$1,985	$1.56	14d	1	1.48mi

Listing history 10 events

1. 2026-05-04
   soldstatus $205,000 Closed 513-char remark

   Show marketing remark (513 chars)

   3 bed, 2 bath manufactured home in Cottonwood, built in 2003. Property has solid fundamentals with no major structural or system issues -- septic recently serviced and in good condition. Roof is aged but currently functional with no known leaks. Interior needs flooring throughout (down to subfloor), making this a straightforward cosmetic rehab. Strong fit for a rental hold or light flip in a market driven by retirees, workforce housing, and Sedona spillover. Affordable price point with room to create margin.

2. 2026-04-21
   status Pending
3. 2026-04-20
   status Pending 513-char remark

   Show marketing remark (513 chars)

   3 bed, 2 bath manufactured home in Cottonwood, built in 2003. Property has solid fundamentals with no major structural or system issues -- septic recently serviced and in good condition. Roof is aged but currently functional with no known leaks. Interior needs flooring throughout (down to subfloor), making this a straightforward cosmetic rehab. Strong fit for a rental hold or light flip in a market driven by retirees, workforce housing, and Sedona spillover. Affordable price point with room to create margin.

4. 2026-04-16
   listed $184,900 Active 513-char remark

   Show marketing remark (513 chars)

   3 bed, 2 bath manufactured home in Cottonwood, built in 2003. Property has solid fundamentals with no major structural or system issues -- septic recently serviced and in good condition. Roof is aged but currently functional with no known leaks. Interior needs flooring throughout (down to subfloor), making this a straightforward cosmetic rehab. Strong fit for a rental hold or light flip in a market driven by retirees, workforce housing, and Sedona spillover. Affordable price point with room to create margin.

5. 2026-04-15
   listed $184,900 Active
6. 2026-03-27
   soldstatus $225,000
7. 2022-10-20
   soldstatus $60,000
8. 2003-07-23
   historical
9. 2003-06-25
   listed $119,900
10. 2002-07-19
    soldstatus $136,100

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 18 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: $24,453
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$5,379
• Taxable income: $1,107
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $3,719/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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Verde Village

• Score: 66/100
• State rank: #74
• US rank: #11711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verde Village, AZ
• County: Yavapai County · 190,406 people
• City population: 25,476
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

+50.6% since first listed

10 events — show timeline

• 2026-05-04 Sold (MLS) $205,000 ARMLS
• 2026-04-21 Pending — PAARMLS as Distributed by MLS Grid
• 2026-04-20 Pending — ARMLS
• 2026-04-16 Listed $184,900 ARMLS
• 2026-04-15 Listed $184,900 PAARMLS as Distributed by MLS Grid
• 2026-03-27 Sold (Public Records) $225,000 Public Records
• 2022-10-20 Sold (Public Records) $60,000 Public Records
• 2003-07-23 Listing Removed — ARMLS
• 2003-06-25 Listed $119,900 ARMLS
• 2002-07-19 Sold (Public Records) $136,100 Public Records

Property tax history

+3.0%/yr

Latest (2025): $217 · +4.5% YoY. Source: county tax records.