CashFlowRE
Sign in Sign up
57 Oakmont St
C+ Composite 64.03
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 +22.5/30.0
  • ARV discount +15.0/15.0
  • 1% rule +7.5/10.0
  • DSCR +7.5/10.0
  • Schools +4.2/10.0
  • Condition / age +4.0/5.0
  • Livability +3.7/5.0
  • Rent growth +2.8/5.0
  • Appreciation +2.5/10.0
  • Manufactured-home adj. -5.6

$89,700

57 Oakmont St · Prescott, AZ 86305
2 bd · 2.0 ba · 1,056 sqft · Manufactured · 34 Days on market
Manufactured home 55+ age-restricted Built 1984 Good condition $85/sqft · 42% below area Est $155k · 42% under ↓ 14% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

PRICED TO SELL! Fully Remodeled Prescott Retreat | Luxury Vinyl Flooring | Updated Kitchen | Stainless Steel Appliances | Slate Fireplace Wall | Walk In Tile Shower | Covered Parking | Prescott National Forest Access Spectacular fully remodeled hidden gem nestled among towering ponderosa pines in the highly desirable Pine Lakes 55+ community, offering modern finishes, extensive upgrades, and peaceful forest living just minutes from historic downtown Prescott.

Key facts

  • Fully remodeled
  • Covered parking
  • Slate fireplace wall

Tags

FULLY REMODELEDUPDATED KITCHENSTAINLESS STEEL APPLIANCESSLATE FIREPLACE WALLWALK IN TILE SHOWERCOVERED PARKING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $445 ($5k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $90k).
  • Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
  • Cap rate 12.2% vs local median 2.3% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A; Watch: cost of living D, commute F.
  • Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
  • Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
  • Market conditions: Rents rising (+1.0%/yr); 921 active listings in the ZIP; solid renter incomes; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $620 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
  • Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
  • At projected returns (-3.0% appreciation + 1.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer $87,009 (3.0% below list)

Questions for the listing agent

  1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
  2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
  4. 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.
  5. 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.
  6. 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
1.50% ✓
Cap rate
12.24%
Cash-on-cash
21.24%
DSCR
1.95
GRM
5.5

CMA / ARV

ARV (median comp)
$155,000
List price
$89,700
Delta
-42.13%
Verdict
UNDERPRICED
Comps
1 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
76 Oakmont St 0.08mi 2/2.0 1,144 (+8%) 1mo $129,000 $113 81
156 Cascade St 0.13mi 2/2.0 1,280 (+21%) 6mo $155,000 $121 64
99 Alpine -- 0.04mi 3/2.0 (+1) 976 (-8%) 25mo $100,000 $102 61
51 Oakmont St 0.04mi 3/2.0 (+1) 1,248 (+18%) 10mo $125,000 $100 60
186 Oxbow St 0.22mi 2/1.0 840 (-20%) 4mo $64,980 $77 58
107 Alpine St 0.16mi 2/2.0 1,248 (+18%) 13mo $94,000 $75 56
73 Oakmont St 0.07mi 3/2.0 (+1) 1,300 (+23%) 15mo $101,000 $78 54
1597 Sierry Peaks Dr 1.43mi 2/2.0 1,035 (-2%) 12mo $429,000 $414 51
1746 Timberlane 0.52mi 2/2.0 1,208 (+14%) 4mo $499,000 $413 49
1773 Timberlane -- 0.52mi 2/2.0 1,232 (+17%) 5mo $500,000 $406 46
3310 Iron Springs Rd 1.02mi 2/1.0 1,024 (-3%) 17mo $400,000 $391 42
1670 N Arrowhead Dr 1.38mi 3/2.0 (+1) 1,260 (+19%) 6mo $449,500 $357 30

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 · 1.01% rent growth · sell at horizon

5-year hold
IRR
11.5%
Equity multiple
1.44×
Total profit
$11,157
Equity at exit
$13,375
10-year hold
IRR
18.8%
Equity multiple
2.43×
Total profit
$35,830
Equity at exit
$7,756

Cash invested: $25,116 (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 →

Active competition Active MLS

For sale now
3 active
Median asking
$174,900 ($140/sqft)
Median days on market
337 d
This list price
lowest-priced of the active set
ARV vs active asking
+4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86305

Home prices YoY
-18.7%
Rents YoY
1.0%
Active inventory
921
Price-to-rent
5.5×

Monthly cashflow live

Estimated rent
$1,347 medium interval (Pro) →
Mortgage (P&I)
−$470
Tax est. 1.5%
−$112 /mo · $1,346/yr
Insurance
−$37
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$283
Net cashflow
$445

Break-even live

Break-even rent $785
Max offer price $89,700
Occupancy floor 62%

Sensitivity live

Price -10% $507 -5% $476 +0% $445 +5% $414 +10% $383
Rent -10% $338 -5% $391 +0% $445 +5% $498 +10% $551
Rate -1.0pp $490 -0.5pp $467 base $445 +0.5pp $421 +1.0pp $398

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
$22,425
Closing costs
$2,691
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Finance

HOA & community
Land lease community — monthly land lease payment of $1,198Association fee includes: other (see remarks)Community amenities include pool, community heated spa, tennis courts, pickleball courts, lake, fitness center, and biking/walking paths

Exterior

Parking
1 covered parking space1 open parking space1 carport space
Utilities
City waterPublic sewer (connected)
Home design
Manufactured/mobile homeFee simple ownershipAsphalt road surface
Construction
Wood siding and wood frame constructionPainted exteriorComposition roofBuilding area per builder
Exterior features
Gravel/stone frontCity and private maintained road access

Interior

Kitchen
Laminate countersRefrigeratorDishwasherDisposal
Bedrooms
2 possible bedrooms
Flooring
Vinyl
Bathrooms
2 full bathrooms
Heating & cooling
Has heatingEvaporative cooling
Interior features
High-speed internet availableVaulted ceilings3/4 bath in primary bedroomAccessible approach with rampFireplace in family roomStorage
Laundry & utility
Laundry inside

Listing history 24 events

  1. 2026-06-29
    days on market $89,700 Active 34 DOM
  2. 2026-06-28
    days on market $89,700 Active 33 DOM
  3. 2026-06-28
    days on market $89,700 Active 32 DOM
  4. 2026-06-27
    days on market $89,700 Active 31 DOM
  5. 2026-06-25
    days on market $89,700 Active 29 DOM
  6. 2026-06-23
    days on market $89,700 Active 27 DOM
  7. 2026-06-21
    days on market $89,700 Active 26 DOM
  8. 2026-06-18
    days on market $89,700 Active 23 DOM
  9. 2026-06-17
    days on market $89,700 Active 22 DOM
  10. 2026-06-16
    days on market $89,700 Active 21 DOM
  11. 2026-06-15
    days on market $89,700 Active 20 DOM
  12. 2026-06-14
    days on market $89,700 Active 18 DOM
  13. 2026-06-13
    days on market $89,700 Active 17 DOM
  14. 2026-06-10
    days on market $89,700 Active 15 DOM
  15. 2026-06-09
    days on market $89,700 Active 14 DOM
  16. 2026-06-08
    days on market $89,700 Active 13 DOM
  17. 2026-06-07
    days on market $89,700 Active 12 DOM
  18. 2026-06-05
    pricedays on market $89,700 Active 9 DOM
  19. 2026-06-02
    days on market $94,700 Active 7 DOM
  20. 2026-06-01
    days on market $94,700 Active 6 DOM
  21. 2026-05-31
    days on market $94,700 Active 5 DOM
  22. 2026-05-30
    days on market $94,700 Active 4 DOM
  23. 2026-05-01
    historical
  24. 2026-03-30
    listed $104,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 8/10 Severe
  • 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 22 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$16,170
− Mortgage interest
−$5,025
− Property taxes
−$1,346
− Insurance
−$448
− Repairs & maintenance
−$1,294
− Management
−$1,294
− Depreciation
−$2,609
Taxable income
$4,155
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$997
After-tax cash flow
$4,338/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This fully remodeled home in Prescott offers modern finishes and peaceful forest living. It is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

  • Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
  • Resale Replace light fixtures — Modern light fixtures improve the home's curb appeal and interior aesthetics. ↑
  • Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
  • Both Deck maintenance — A well-maintained deck can increase both resale and rental value. ↑
  • Both Replace flooring — Luxury vinyl flooring is durable and can increase both resale and rental value. ↑
  • Resale Replace kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
  • Resale Replace bathroom fixtures — Modern fixtures can increase the home's appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Granite Mountain Middle School F AZ #371/1,109 Nat'l #17,861/41,679

Schools (NCES district)

District
Prescott Unified District (4466)
NCES district ID
0406730
Math proficiency
34% ▼ -16.00%
Reading proficiency
44% ▼ -13.00%
Median HH income
$48,354
Composite
33.47/100
National rank
#5450
State rank
#70 of 249 in AZ
B Composite livability gradescore 73/100

Livability — Prescott

Score
73/100
State rank
#22
US rank
#5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County
Yavapai County · 241,389 people
City population
66,312
Metro
Prescott Valley-Prescott, AZ
Population (ZIP)
19,790
Household income
$80,436
Rent vs Own
19.1% rent · 80.9% own
Severe rent burden
13% of renters

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 (86%)
Race & ethnicity
White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
Hispanic origin (detail)
Mexican 5% Puerto Rican 2%
Common ancestry
Slovak 4% Italian 3% Lithuanian 3%
Foreign-born
4% · Canada
Languages at home
95% English-only · Spanish 3%

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
—

Price history

-14.5% since first listed
5 events — show timeline
  • 2026-06-30 Listing Removed — ARMLS
  • 2026-06-04 Price Changed $89,700 ARMLS
  • 2026-05-26 Listed $94,700 ARMLS
  • 2026-05-01 Listing Removed — PAARMLS as Distributed by MLS Grid
  • 2026-03-30 Listed $104,900 PAARMLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…