2960 Silver Creek Rd #168 · Bullhead City, AZ 86442

$79,999

2 bd · 2.0 ba · 952 sqft · Manufactured · 501 Days on market

Built 1985 3,825 sqft lot Est $64k · 25% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don t let the fact this is a single wide fool you. It has been professionally remodeled with tape and texture walls, including an 8x27 addition to living room open to kitchen adds 216 feet. Bonus room/storage 12x27 adds 324. 2 bedrooms and 2 baths. Washer dryer. AC installed Dec 2016. Must see this charmer to appreciate. Located in The Longridge Mobil Home Park located on the Bullhead Parkway with community center for socializing and community pool. Billiard room. Close to medical, grocery and entertainment in Laughlin and the Colorado River a few minutes away

Key facts

• Remodeled
• Community center
• Bonus room

Tags

• REMODELED
• NEW KITCHEN COUNTERS
• WALK IN SHOWER
• ADDITION TO LIVING ROOM
• BONUS ROOM
• COMMUNITY CENTER

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Senior community; Community pool (shared)

Exterior

• Parking: 2-car garage; 1-car carport
• Utilities: Natural gas available; Public sewer
• Home design: Manufactured home (single wide); Entry has ceiling fans and laminate counters
• Construction: Membrane roof; Mobile home dimensions approximately 14 x 68
• Exterior features: Community pool; No fencing; Has view

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Microwave
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate counters
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 501 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 501 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $63,784
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Silver Creek Rd #98	0.07mi	2/2.0	900 (-6%)	15mo	$60,000	$67	76
2960 Silver Creek Rd #23	0.40mi	2/2.0	840 (-12%)	3mo	$50,000	$60	60

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: 14.2%
• Equity multiple: 1.55×
• Total profit: $12,230
• Equity at exit: $11,928

10-year hold

• IRR: 20.6%
• Equity multiple: 2.50×
• Total profit: $33,519
• Equity at exit: $6,917

Cash invested: $22,400 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $454

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Colibri Ct Bullhead City, AZ	2.0	1.0	720	$950	$1.32	13d	1	0.41mi
1570 Paseo Grande Bullhead City, AZ	1.0–2.0	1.0–2.0	775	$1,585	$2.05	13d	10	0.68mi
2030 Prospector Ct Bullhead City, AZ	2.0–3.0	2.0	1118	$1,259	$1.13	13d	13	1.37mi
1618 Goldrush Rd Bullhead City, AZ	2.0	1.0–2.0	731	$1,298	$1.77	13d	6	1.38mi

Listing history 8 events

1. 2026-01-02
   price $79,999
2. 2025-10-27
   price $89,000
3. 2025-05-30
   price $94,500
4. 2025-02-26
   price $99,950
5. 2025-01-27
   price $104,900
6. 2025-01-13
   listed $110,000 Active
7. 2021-07-02
   soldstatus $83,000 569-char remark

   Show marketing remark (569 chars)

   Don t let the fact this is a single wide fool you. It has been professionally remodeled with tape and texture walls, including an 8x27 addition to living room open to kitchen adds 216 feet. Bonus room/storage 12x27 adds 324. 2 bedrooms and 2 baths. Washer dryer. AC installed Dec 2016. Must see this charmer to appreciate. Located in The Longridge Mobil Home Park located on the Bullhead Parkway with community center for socializing and community pool. Billiard room. Close to medical, grocery and entertainment in Laughlin and the Colorado River a few minutes away

8. 2021-06-12
   listed $83,000 569-char remark

   Show marketing remark (569 chars)

   Don t let the fact this is a single wide fool you. It has been professionally remodeled with tape and texture walls, including an 8x27 addition to living room open to kitchen adds 216 feet. Bonus room/storage 12x27 adds 324. 2 bedrooms and 2 baths. Washer dryer. AC installed Dec 2016. Must see this charmer to appreciate. Located in The Longridge Mobil Home Park located on the Bullhead Parkway with community center for socializing and community pool. Billiard room. Close to medical, grocery and entertainment in Laughlin and the Colorado River a few minutes away

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°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: $15,292
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,327
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,382/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• 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

-3.6% since first listed

8 events — show timeline

• 2026-01-02 Price Changed $79,999 WARDEX
• 2025-10-27 Price Changed $89,000 WARDEX
• 2025-05-30 Price Changed $94,500 WARDEX
• 2025-02-26 Price Changed $99,950 WARDEX
• 2025-01-27 Price Changed $104,900 WARDEX
• 2025-01-13 Listed $110,000 WARDEX
• 2021-07-02 Sold (MLS) $83,000 WARDEX
• 2021-06-12 Listed $83,000 WARDEX