2170 Quartzite Ln · Desert Hills, AZ 86404

$185,000

2 bd · 1.5 ba · 960 sqft · Land public records · 5 Days on market

Built 1978 5,663 sqft lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You own the land! No lease on this updated manufactured home located in a cul de sac on the lake side of the highway. Walking distance to the Iron Wolf golf course and restaurant. Outside you will find a beautiful lake view from the covered patio as well as from the front yard and back yard. You can even see the lake from the living room and primary bedroom. The interior has been updated with a new kitchen that features gorgeous granite counters, lots of beautiful cabinets, wood look vinyl flooring, plus stainless steel appliances, including a gas stove. The primary half bathroom has also been renovated. There are two storage sheds in the backyard that are included as well. Stop by today an

Key facts

• New kitchen
• Cul de sac
• Lake view

Tags

• CUL DE SAC
• LAKE VIEW
• COVERED PATIO
• NEW KITCHEN
• GRANITE COUNTERS
• STORAGE SHEDS

Property features AI

Finance

• Other: Zoned L-RMH (Manufactured Home District)

Exterior

• Parking: Carport; Drive-through parking
• Utilities: 200+ amp electric service; Natural gas available and connected; Septic tank
• Home design: Manufactured home (double wide); Residential property; Updated/remodeled; Faces west; Built by Rigwell
• Construction: Vertical siding; Other roof
• Exterior features: Level lot; Located on a cul-de-sac; Shed(s); Has a view; No fencing

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan cooling
• Interior features: Ceiling fans; Window coverings; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $185k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $165k (10.7% below list).
• Recommended offer: $165k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.0% in Desert Hills — 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 67/100 on livability (#65 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities 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.
• Zoned schools: Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL).
• Market conditions: Rents flat; 420 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

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.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $185k implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $165,280 (10.7% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-19,402
• Equity at exit: $27,584

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-13,541
• Equity at exit: $15,995

Cash invested: $51,800 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 420
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $227

Break-even live

Break-even rent $1,365

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $332	-5% $280	+0% $227	+5% $-37	+10% $-101
Rent	-10% $97	-5% $162	+0% $227	+5% $293	+10% $358
Rate	-1.0pp $320	-0.5pp $274	base $227	+0.5pp $179	+1.0pp $131

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Hubbell Dr Lake Havasu City, AZ	2.0	2.0	1024	$1,575	$1.54	15d	1	1.03mi

Listing history 4 events

1. 2026-06-21
   days on market $185,000 Active 5 DOM
2. 2026-06-18
   days on market $185,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $185,000 Active 1 DOM

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $374 · $31/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$847/yr (+$71/mo · 226.4%)

ⓘ 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 6 d/yr ≥114°F today · 15 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: $19,834
• − Mortgage interest: −$10,363
• − Property taxes: −$374
• − Insurance: −$925
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,382
• Taxable loss: −$384
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,820/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 — Desert Hills

• Score: 67/100
• State rank: #65
• US rank: #11043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hills, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

+428.6% since first listed

3 events — show timeline

• 2026-06-16 Listed $185,000 LHAR
• 1992-11-20 Sold (Public Records) $36,500 Public Records
• 1985-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $374 · +2.6% YoY. Source: county tax records.