12671 S Pima Pkwy · Golden Shores, AZ 86436

$143,000

3 bd · 2.0 ba · 1,152 sqft · Land public records · 6 Days on market

Built 1992 0.29 ac lot

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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 +19.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious flloor plan - home sold same day. ..

Key facts

• 0.29 acre lot
• Garage
• Built 1992

Property features AI

Finance

• Other: Zoned R1 Single-Family Residential

Exterior

• Parking: Detached drive-through garage with 1 garage space
• Utilities: Electricity available; Natural gas available; Septic tank
• Home design: Manufactured double-wide home; Residential property; Faces south; Entry opens to breakfast bar / casual dining / partially open kitchen
• Construction: Shingle roof
• Exterior features: Chain link fencing; Paved road access; Private maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating
• Interior features: Breakfast bar; Vaulted ceilings
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $143k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $129k (9.6% below list).
• Recommended offer: $129k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.7% in Golden Shores — 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 61/100 on livability (#155 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools F, amenities F.
• Topock Elementary District (4376) (rural): math 45% / reading 35% proficiency, ranked #209 of 501 in AZ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 112 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 $15k of equity ($989 loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $84k; list at $143k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,223 (9.6% 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: 0.90% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $87,444
• Equity at exit: $128,826

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $249,841
• Equity at exit: $277,818

Cash invested: $40,040 (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 86436

• Home prices YoY: 3.6%
• Active inventory: 112
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $151

Break-even live

Break-even rent $1,101

Max offer price $143,000

Occupancy floor 83%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $143,000 Active 6 DOM
2. 2026-06-18
   days on market $143,000 Active 5 DOM
3. 2026-06-17
   days on market $143,000 Active 4 DOM
4. 2026-06-16
   days on market $143,000 Active 3 DOM
5. 2026-06-15
   days on market $143,000 Active 2 DOM
6. 2026-06-14
   remarks 464-char remark
7. 2026-06-14
   listed $143,000 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: $725 · $60/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$219/yr (+$18/mo · 30.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 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: $15,507
• − Mortgage interest: −$8,010
• − Property taxes: −$725
• − Insurance: −$715
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,160
• Taxable loss: −$584
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,952/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: Topock Elementary District (4376)
• NCES district ID: 0408640
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $37,388
• Composite: 35.73/100
• National rank: #9658
• State rank: #209 of 501 in AZ

Livability — Golden Shores

• Score: 61/100
• State rank: #155
• US rank: #17886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Shores, AZ
• Population (ZIP): 1,319

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Cuban 5%
• Common ancestry: Lithuanian 3% Serbian 3% German 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: ▲ 13.31%
• Current HPI: 386.168
• 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

+1091.7% since first listed

7 events — show timeline

• 2026-06-13 Listed $143,000 WARDEX
• 2016-11-03 Sold (MLS) $84,000 WARDEX
• 2016-10-28 Sold (Public Records) $80,000 Public Records
• 2016-10-05 Listed $89,000 WARDEX
• 2002-08-02 Sold (Public Records) $45,000 Public Records
• 2002-06-03 Sold (Public Records) $45,000 Public Records
• 1991-11-19 Sold (Public Records) $12,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $725 · +14.1% YoY. Source: county tax records.