6557 W Morelos Dr · Golden Valley, AZ 86413

$244,900

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 12 Days on market

Built 2006 1.20 ac lot $182/sqft · 7% below area Est $264k · 7% under

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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).

• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.3/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Experience affordable living in a quiet, peaceful area of Golden Valley with this three-bedroom, two-bath home and two-car garage. Offering 1,342 sq. ft. on a spacious 1.2-acre lot, this property provides room to relax and enjoy wide-open surroundings. The home features a leased solar system to help keep energy costs manageable. Fully fenced backyard with chain-link fencing, and the front yard features a wooden picket fence with lots of rose bushes. Previously well-maintained, this home is ready for a new chapter and will benefit from some updating and refreshing throughout. The potential here is endless bring your vision and transform this property into something special.

Key facts

• Leased solar system
• Rose bushes
• Wooden picket fence

Tags

• LEASED SOLAR SYSTEM
• FULLY FENCED BACKYARD
• WOODEN PICKET FENCE
• ROSE BUSHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (41.0% below list).
• Recommended offer: $145k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.8% in Golden Valley — 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 57/100 on livability (#233 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime D-.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 832 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $88k; list at $245k implies a 178% gain — meaningful room to come down on a strong offer.

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 $144,578 (41.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.59% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 14.1

CMA / ARV

• ARV (median comp): $263,734
• List price: $244,900
• Delta: -7.14%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1069 S Teddy Roosevelt Rd Rd	0.09mi	3/2.0	1,487 (+11%)	1mo	$237,000	$159	77
741 S Teddy Roosevelt Rd	0.70mi	3/2.0	1,144 (-15%)	9mo	$259,900	$227	35

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $111,065
• Equity at exit: $220,625

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $344,333
• Equity at exit: $475,787

Cash invested: $68,572 (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 86413

• Home prices YoY: 4.5%
• Active inventory: 832
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-349

Break-even live

Break-even rent $1,887

Max offer price $183,293

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-279	+0% $-349	+5% $-418	+10% $-487
Rent	-10% $-463	-5% $-406	+0% $-349	+5% $-292	+10% $-235
Rate	-1.0pp $-225	-0.5pp $-286	base $-349	+0.5pp $-412	+1.0pp $-477

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Pending 681-char remark

   Show marketing remark (681 chars)

   Experience affordable living in a quiet, peaceful area of Golden Valley with this three-bedroom, two-bath home and two-car garage. Offering 1,342 sq. ft. on a spacious 1.2-acre lot, this property provides room to relax and enjoy wide-open surroundings. The home features a leased solar system to help keep energy costs manageable. Fully fenced backyard with chain-link fencing, and the front yard features a wooden picket fence with lots of rose bushes. Previously well-maintained, this home is ready for a new chapter and will benefit from some updating and refreshing throughout. The potential here is endless bring your vision and transform this property into something special.

2. 2026-04-22
   listed $244,900 Active 681-char remark

   Show marketing remark (681 chars)

   Experience affordable living in a quiet, peaceful area of Golden Valley with this three-bedroom, two-bath home and two-car garage. Offering 1,342 sq. ft. on a spacious 1.2-acre lot, this property provides room to relax and enjoy wide-open surroundings. The home features a leased solar system to help keep energy costs manageable. Fully fenced backyard with chain-link fencing, and the front yard features a wooden picket fence with lots of rose bushes. Previously well-maintained, this home is ready for a new chapter and will benefit from some updating and refreshing throughout. The potential here is endless bring your vision and transform this property into something special.

3. 2025-01-16
   status Pending
4. 2025-01-14
   listed $229,000 Active
5. 2008-12-23
   soldstatus $88,000

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$361/yr (+$30/mo · 28.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $17,349
• − Mortgage interest: −$13,718
• − Property taxes: −$1,255
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$7,124
• Taxable loss: −$8,749
• Est. tax savings @ 24.0%: +$2,100
• After-tax cash flow: $-2,085/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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Golden Valley

• Score: 57/100
• State rank: #233
• US rank: #22102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Valley, AZ
• City population: 12,075
• Population (ZIP): 12,075

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 11% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Arabic 1%

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: ▲ 15.34%
• Current HPI: 354.9906
• 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

+178.3% since first listed

5 events — show timeline

• 2026-05-05 Pending — WARDEX
• 2026-04-22 Listed $244,900 WARDEX
• 2025-01-16 Pending — WARDEX
• 2025-01-14 Listed $229,000 WARDEX
• 2008-12-23 Sold (Public Records) $88,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,255 · +1.6% YoY. Source: county tax records.