3170 Parker Dam Rd #18 · Parker Strip, AZ 85344

$209,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 49 Days on market

Built 1972 Good condition 1.09 ac lot $145/sqft · 49% below area Est $408k · 49% under ↓ 50% 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

On leased land - Tucked inside the peaceful Dam View Resort, this river-close retreat offers a rare chance to enjoy the Parker lifestyle in a quiet, owner-focused community designed for relaxation--not rentals. Just steps from the Colorado River and community dock, this beautifully updated and furnished 2-bedroom home with a flexible office (easily a 3rd bedroom) and 2 full baths is ideal for year-round living or your personal getaway. Inside, the spacious kitchen features a large island that comfortably seats 10, perfect for gathering after a day on the water, along with Samsung appliances for easy entertaining. The open living areas feel bright and welcoming, designed for comfort and connection. Outdoors, host friends under the covered patio, relax in the hot tub, or enjoy the versatile carport space that can serve as an entertainment zone or covered parking. Located near Parker Dam on the Parker Strip with endless boating and fishing on both the river or the lake, off-roading, and desert adventure, this is river living at its most relaxed and enjoyable. If you've been searching for a place to truly slow down, recharge, and enjoy the river without the crowds, this is it!

Key facts

• Spacious kitchen
• Community dock
• Covered patio

Tags

• RIVER-CLOSE RETREAT
• COMMUNITY DOCK
• SPACIOUS KITCHEN
• LARGE ISLAND
• PRIVATE HOT TUB
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($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 $202k (3.3% below list).
• Recommended offer: $202k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.7% in Parker Strip — 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 (#150 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, crime B+; Watch: health & safety C-, schools D, amenities F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 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.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,155 (3.3% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $408,316
• List price: $209,000
• Delta: -48.81%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36937 Canyon View Dr	0.28mi	2/2.0	1,440 (0%)	20mo	$260,000	$181	70
3058 N Parker Dam Rd	0.11mi	3/2.0 (+1)	1,536 (+7%)	22mo	$650,000	$423	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-28,305
• Equity at exit: $31,163

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-17,287
• Equity at exit: $18,071

Cash invested: $58,520 (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 85344

• Active inventory: 147
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $86

Break-even live

Break-even rent $1,912

Max offer price $209,000

Occupancy floor 91%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   status $209,000 Pending 49 DOM
2. 2026-06-15
   days on market $209,000 Active 49 DOM
3. 2026-06-14
   days on market $209,000 Active 47 DOM
4. 2026-06-13
   days on market $209,000 Active 46 DOM
5. 2026-06-10
   statusdays on market $209,000 Active 44 DOM
6. 2026-06-07
   statusdays on market $209,000 Pending 43 DOM
7. 2026-06-05
   days on market $209,000 Active 42 DOM
8. 2026-06-03
   days on market $209,000 Active 41 DOM
9. 2026-06-02
   days on market $209,000 Active 40 DOM
10. 2026-06-01
    days on market $209,000 Active 39 DOM
11. 2026-05-31
    days on market $209,000 Active 38 DOM
12. 2026-05-30
    days on market $209,000 Active 37 DOM
13. 2026-04-28
    status Active 1191-char remark

    Show marketing remark (1191 chars)

    On leased land - Tucked inside the peaceful Dam View Resort, this river-close retreat offers a rare chance to enjoy the Parker lifestyle in a quiet, owner-focused community designed for relaxation--not rentals. Just steps from the Colorado River and community dock, this beautifully updated and furnished 2-bedroom home with a flexible office (easily a 3rd bedroom) and 2 full baths is ideal for year-round living or your personal getaway. Inside, the spacious kitchen features a large island that comfortably seats 10, perfect for gathering after a day on the water, along with Samsung appliances for easy entertaining. The open living areas feel bright and welcoming, designed for comfort and connection. Outdoors, host friends under the covered patio, relax in the hot tub, or enjoy the versatile carport space that can serve as an entertainment zone or covered parking. Located near Parker Dam on the Parker Strip with endless boating and fishing on both the river or the lake, off-roading, and desert adventure, this is river living at its most relaxed and enjoyable. If you've been searching for a place to truly slow down, recharge, and enjoy the river without the crowds, this is it!

14. 2026-04-23
    status Pending 1191-char remark

    Show marketing remark (1191 chars)

    On leased land - Tucked inside the peaceful Dam View Resort, this river-close retreat offers a rare chance to enjoy the Parker lifestyle in a quiet, owner-focused community designed for relaxation--not rentals. Just steps from the Colorado River and community dock, this beautifully updated and furnished 2-bedroom home with a flexible office (easily a 3rd bedroom) and 2 full baths is ideal for year-round living or your personal getaway. Inside, the spacious kitchen features a large island that comfortably seats 10, perfect for gathering after a day on the water, along with Samsung appliances for easy entertaining. The open living areas feel bright and welcoming, designed for comfort and connection. Outdoors, host friends under the covered patio, relax in the hot tub, or enjoy the versatile carport space that can serve as an entertainment zone or covered parking. Located near Parker Dam on the Parker Strip with endless boating and fishing on both the river or the lake, off-roading, and desert adventure, this is river living at its most relaxed and enjoyable. If you've been searching for a place to truly slow down, recharge, and enjoy the river without the crowds, this is it!

15. 2026-04-18
    listed $209,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    On leased land - Tucked inside the peaceful Dam View Resort, this river-close retreat offers a rare chance to enjoy the Parker lifestyle in a quiet, owner-focused community designed for relaxation--not rentals. Just steps from the Colorado River and community dock, this beautifully updated and furnished 2-bedroom home with a flexible office (easily a 3rd bedroom) and 2 full baths is ideal for year-round living or your personal getaway. Inside, the spacious kitchen features a large island that comfortably seats 10, perfect for gathering after a day on the water, along with Samsung appliances for easy entertaining. The open living areas feel bright and welcoming, designed for comfort and connection. Outdoors, host friends under the covered patio, relax in the hot tub, or enjoy the versatile carport space that can serve as an entertainment zone or covered parking. Located near Parker Dam on the Parker Strip with endless boating and fishing on both the river or the lake, off-roading, and desert adventure, this is river living at its most relaxed and enjoyable. If you've been searching for a place to truly slow down, recharge, and enjoy the river without the crowds, this is it!

16. 2024-03-04
    listed $349,000 Active
17. 2023-11-16
    price $399,000
18. 2023-09-22
    listed $418,900 Active

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°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: $24,259
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$6,080
• Taxable loss: −$2,388
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,608/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in a serene waterfront community offers a good investment opportunity with minimal needed repairs and updates.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Clean windows — Improves natural light and view
• Both Upgrade flooring — Modernizes and increases value
• Both Update paint scheme — Freshens interior and exterior

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Clean windows — Improves natural light and view ↑
• Both Upgrade flooring — Modernizes and increases value ↑
• Both Update paint scheme — Freshens interior and exterior ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Parker Strip

• Score: 61/100
• State rank: #150
• US rank: #17689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker Strip, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• 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

-50.1% since first listed

6 events — show timeline

• 2026-04-28 Relisted — LHAR
• 2026-04-23 Pending — LHAR
• 2026-04-18 Listed $209,000 LHAR
• 2024-03-04 Listed $349,000 LHAR
• 2023-11-16 Price Changed $399,000 LHAR
• 2023-09-22 Listed $418,900 LHAR