20562 E Park View Ln · Cordes Lakes, AZ 86333

$215,000

3 bd · 2.0 ba · 1,316 sqft · Manufactured public records · 30 Days on market

Built 1993 9,147 sqft lot Est $245k · 12% 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 +15.7/30.0
• ARV discount +13.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Spectacular 3 bed/2 bath home in Cordes Lakes! The home features vaulted ceilings, ample natural light, neutral colors, new carpet in the bedrooms, and an Arizona room. The updated kitchen boasts granite countertops and new stainless steel appliances. Out back, you'll find both a workshop and storage shed. Welcome home! The adjacent property to the west (20550 E Park View Ln) is also available for purchase.

Key facts

• Vaulted ceilings
• 9,147 sq ft lot
• Built 1993

Tags

• VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT
• SPACIOUS ARIZONA ROOM
• NEWLY REMODELED KITCHEN

Property features AI

Finance

• Other: Lot size approximately 0.21 acre; Zoned R1-10; Located in the Cordes Lakes subdivision
• HOA & community: Not a senior community

Exterior

• Utilities: Photovoltaic (solar) system; 220 volt electric; Electric water heater; Electricity available; Propane available; Phone available; Private water (well); Septic
• Home design: Manufactured home (double wide); Single-story
• Construction: Frame construction; Composition roof; Piers foundation; Built as a double wide manufactured home
• Exterior features: Patio; Shed(s); Workshop; Level lot; City street frontage; Paved road

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced gas heating; Propane heating
• Interior features: Ceiling fans; Granite countertops; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $200k (7.0% below list).
• Recommended offer: $200k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.1% in Cordes Lakes — 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 60/100 on livability (#181 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Mayer Unified School District (4473) (rural): math 23% / reading 26% proficiency, ranked #165 of 249 in AZ (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 242 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 $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,057 (7.0% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $244,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20415 E Sierra Dr E #8	0.35mi	3/2.0	1,380 (+5%)	4mo	$289,000	$209	73
20629 E Prickly Pear Dr	0.28mi	3/2.0	1,407 (+7%)	7mo	$199,900	$142	70
20605 E Conestoga Dr	0.43mi	3/2.0	1,420 (+8%)	6mo	$260,000	$183	62
20518 E Sierra Dr	0.30mi	3/2.0	1,210 (-8%)	14mo	$224,900	$186	61
20542 E Stagecoach Trl	0.45mi	3/2.0	1,248 (-5%)	18mo	$220,000	$176	55
20576 E Quail Run Dr	0.66mi	3/2.0	1,380 (+5%)	16mo	$230,500	$167	47
20935 E Bright Sun (1.03 Acres) Way	0.46mi	3/2.0	1,173 (-11%)	16mo	$306,000	$261	47
20225 E Conestoga Dr	0.50mi	3/2.0	1,173 (-11%)	16mo	$239,000	$204	45
16035 S Rodeo Dr	0.75mi	4/2.0 (+1)	1,308 (-1%)	19mo	$245,000	$187	43
16035 S Rodeo Dr	0.75mi	4/2.0 (+1)	1,308 (-1%)	19mo	$245,000	$187	43
20524 E Concho Ln	0.51mi	3/1.0	1,119 (-15%)	5mo	$199,000	$178	43
20721 E Mingus Dr	0.67mi	3/2.0	1,152 (-12%)	7mo	$190,000	$165	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.05×
• Total profit: $123,152
• Equity at exit: $193,689

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $357,983
• Equity at exit: $417,698

Cash invested: $60,200 (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 86333

• Home prices YoY: 17.3%
• Active inventory: 242
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $95

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 90%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $215,000 Active 30 DOM
2. 2026-06-17
   days on market $215,000 Active 29 DOM
3. 2026-06-16
   days on market $215,000 Active 28 DOM
4. 2026-06-15
   days on market $215,000 Active 27 DOM
5. 2026-06-14
   days on market $215,000 Active 25 DOM
6. 2026-06-13
   days on market $215,000 Active 24 DOM
7. 2026-06-10
   days on market $215,000 Active 22 DOM
8. 2026-06-09
   days on market $215,000 Active 21 DOM
9. 2026-06-08
   days on market $215,000 Active 20 DOM
10. 2026-06-07
    days on market $215,000 Active 19 DOM
11. 2026-06-03
    days on market $215,000 Active 15 DOM
12. 2026-06-02
    days on market $215,000 Active 14 DOM
13. 2026-06-01
    days on market $215,000 Active 13 DOM
14. 2026-05-31
    days on market $215,000 Active 12 DOM
15. 2026-05-30
    days on market $215,000 Active 11 DOM
16. 2026-05-20
    listed $215,000 Active
17. 2023-02-28
    soldstatus $199,000 Closed 410-char remark

    Show marketing remark (410 chars)

    Spectacular 3 bed/2 bath home in Cordes Lakes! The home features vaulted ceilings, ample natural light, neutral colors, new carpet in the bedrooms, and an Arizona room. The updated kitchen boasts granite countertops and new stainless steel appliances. Out back, you'll find both a workshop and storage shed. Welcome home! The adjacent property to the west (20550 E Park View Ln) is also available for purchase.

18. 2023-02-03
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Spectacular 3 bed/2 bath home in Cordes Lakes! The home features vaulted ceilings, ample natural light, neutral colors, new carpet in the bedrooms, and an Arizona room. The updated kitchen boasts granite countertops and new stainless steel appliances. Out back, you'll find both a workshop and storage shed. Welcome home! The adjacent property to the west (20550 E Park View Ln) is also available for purchase.

19. 2023-01-27
    listed $199,900 Active 410-char remark

    Show marketing remark (410 chars)

    Spectacular 3 bed/2 bath home in Cordes Lakes! The home features vaulted ceilings, ample natural light, neutral colors, new carpet in the bedrooms, and an Arizona room. The updated kitchen boasts granite countertops and new stainless steel appliances. Out back, you'll find both a workshop and storage shed. Welcome home! The adjacent property to the west (20550 E Park View Ln) is also available for purchase.

20. 2022-07-20
    soldstatus $112,893
21. 1980-12-05
    soldstatus $6,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,007
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$6,255
• Taxable loss: −$2,432
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,719/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: Mayer Unified School District (4473)
• NCES district ID: 0404820
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $35,108
• Composite: 20.22/100
• National rank: #8627
• State rank: #165 of 249 in AZ

Livability — Cordes Lakes

• Score: 60/100
• State rank: #181
• US rank: #19144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cordes Lakes, AZ
• Population (ZIP): 6,425

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 (77%)
• Race & ethnicity: White 77% Two or more races 15% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Iranian 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% Russian/Polish/Slavic 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: ▲ 55.51%
• Current HPI: 376.0374
• 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

+3483.3% since first listed

6 events — show timeline

• 2026-05-20 Listed $215,000 PAARMLS as Distributed by MLS Grid
• 2023-02-28 Sold (MLS) $199,000 PAARMLS as Distributed by MLS Grid
• 2023-02-03 Pending — PAARMLS as Distributed by MLS Grid
• 2023-01-27 Listed $199,900 PAARMLS as Distributed by MLS Grid
• 2022-07-20 Sold (Public Records) $112,893 Public Records
• 1980-12-05 Sold (Public Records) $6,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $244 · +6.6% YoY. Source: county tax records.