325 W State Route 89a -- #40 · Cottonwood, AZ 86326

$80,000

3 bd · 1.5 ba · 1,787 sqft · Manufactured · 228 Days on market

Manufactured home 55+ age-restricted Built 1995 Fair condition $45/sqft · 54% below area ↓ 13% since listing

---

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
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Manufactured-home adj. -4.7

Listing remarks MLS

Beautiful 3-bedroom, 2-bath home featuring a large open floor plan and new ceiling fans. Located in the 55+ community of El Rio De Oro Mobile Home Park, this home offers convenient access to the medical center and a variety of nearby amenities. Buyer must be approved by park management. Lot rent applies; buyer to verify current amount and park details.

Key facts

• New ceiling fans
• 2 parking spots
• Community pool

Tags

• LARGE OPEN FLOOR PLAN
• NEW CEILING FANS
• CLOSE TO MEDICAL CENTER
• LOCAL AMENITIES CLOSE BY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.8% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr Daniel Bright Elementary School (math 11% / reading 26%, grade F, #790 of 1,109 statewide, top 72%, 625 students, 72% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 428 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.12% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.17%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $172,415
• List price: $80,000
• Delta: -53.60%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 W State Route 89a --	0.10mi	2/2.0 (-1)	1,787 (0%)	3mo	$70,000	$39	86
2050 W State Route 89a #234	0.34mi	3/2.0	1,792 (+0%)	21mo	$120,000	$67	64
2050 W Sr 89-a, #82	0.42mi	3/2.0	1,758 (-2%)	19mo	$145,000	$82	60
325 W State Route 89a -- #73	0.24mi	3/2.0	1,584 (-11%)	11mo	$129,300	$82	59
260 Boulder Ln	0.56mi	3/2.0	1,520 (-15%)	2mo	$320,000	$211	45
247 Paramount St	0.54mi	3/2.0	1,567 (-12%)	23mo	$350,000	$223	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.44×
• Total profit: $32,230
• Equity at exit: $11,928

10-year hold

• IRR: 40.6%
• Equity multiple: 4.28×
• Total profit: $73,520
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Months of supply: 1.5 mo (67%/mo absorbed)
• Median asking: $315,000 ($184/sqft)
• Median days on market: 159 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -47.5% vs current asking $/sqft

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

ZIP-level market 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 428
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $787

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 49%

Sensitivity live

Price	-10% $843	-5% $815	+0% $787	+5% $760	+10% $732
Rent	-10% $653	-5% $720	+0% $787	+5% $854	+10% $921
Rate	-1.0pp $828	-0.5pp $808	base $787	+0.5pp $767	+1.0pp $745

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 W Bronco Ln Cottonwood, AZ	2.0	2.0	1278	$2,800	$2.19	0d	1	0.67mi
1580 W Bronco Ln Cottonwood, AZ	3.0	2.0	1695	$2,250	$1.33	12d	1	0.69mi
1580 W Bronco Ln Cottonwood, AZ	3.0	2.0	1695	$2,250	$1.33	0d	1	0.69mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	154d	1	0.75mi
508 Glenshire Ln Cottonwood, AZ	4.0	2.0	1689	$1,895	$1.12	40d	1	0.76mi
108 W Fir St Cottonwood, AZ	2.0	2.0	1885	$2,310	$1.23	0d	1	0.83mi
418 W Gila St Cottonwood, AZ	3.0	1.5	1534	$1,710	$1.11	31d	1	0.83mi
1865 W Trail Blazer Dr Cottonwood, AZ	3.0	2.0	1554	$1,995	$1.28	12d	1	0.86mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	154d	1	0.90mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	154d	1	0.92mi
708 S 8th St Unit B Cottonwood, AZ	2.0	2.0	1296	$1,585	$1.22	0d	1	0.92mi
17 N Alamos Dr Unit A Cottonwood, AZ	3.0	2.0	1523	$2,250	$1.48	43d	1	0.93mi
1296 S Monte Tesoro Dr Cottonwood, AZ	3.0	2.0	1627	$2,210	$1.36	162d	1	1.02mi
1324 S Ocotillo Dr Cottonwood, AZ	4.0	2.0	1456	$1,910	$1.31	36d	1	1.08mi
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	162d	1	1.20mi
1496 Sangria Dr Cottonwood, AZ	3.0	2.0	1937	$2,450	$1.26	0d	1	1.25mi
1496 Sangria Dr Cottonwood, AZ	3.0	2.0	1937	$2,450	$1.26	12d	1	1.25mi
1280 E Crestview Dr Cottonwood, AZ	3.0	2.0	1491	$2,100	$1.41	0d	1	1.30mi
717 S 16th St Cottonwood, AZ	2.0	2.0	1263	$1,995	$1.58	14d	1	1.33mi
754 Skyview Ln Cottonwood, AZ	2.0	2.0	1272	$1,985	$1.56	154d	1	1.36mi
1578 Chateau Dr Cottonwood, AZ	3.0	2.0	1845	$2,450	$1.33	45d	1	1.37mi
1219 E Five Star Blvd Cottonwood, AZ	3.0	2.0	1369	$1,944	$1.42	0d	1	1.39mi

Property features AI

Finance

• HOA & community: Land lease (monthly)Monthly land lease payment: $780Community poolAssociation covers sewer, water, trash, street maintenance and other items

Exterior

• Parking: 2 covered parking spaces2 carport spaces
• Utilities: PropaneCity waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipMountain views
• Construction: Aluminum sidingSteel frameWood frameComposition roof
• Exterior features: Private yardStorageShed(s)Chain-link fencingGravel/stone front and backAsphalt road access (private and city maintained sections)

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 3 possible bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Has heatingCentral airCeiling fans
• Interior features: High-speed internetGranite countersEat-in kitchenNo interior stepsFull bathroom in primary bedroomWorkshop area (12 x 12)
• Laundry & utility: Indoor laundry with washer/dryer hookup only

Listing history 50 events

1. 2026-11-08
   days on market $80,000 Active 228 DOM
2. 2026-11-07
   days on market $80,000 Active 227 DOM
3. 2026-11-06
   days on market $80,000 Active 226 DOM
4. 2026-11-05
   days on market $80,000 Active 225 DOM
5. 2026-11-04
   days on market $80,000 Active 224 DOM
6. 2026-11-02
   days on market $80,000 Active 222 DOM
7. 2026-11-01
   days on market $80,000 Active 221 DOM
8. 2026-10-31
   days on market $80,000 Active 220 DOM
9. 2026-10-30
   days on market $80,000 Active 219 DOM
10. 2026-10-29
    days on market $80,000 Active 218 DOM
11. 2026-10-28
    days on market $80,000 Active 217 DOM
12. 2026-10-27
    days on market $80,000 Active 216 DOM
13. 2026-10-26
    days on market $80,000 Active 215 DOM
14. 2026-10-25
    days on market $80,000 Active 214 DOM
15. 2026-10-24
    days on market $80,000 Active 213 DOM
16. 2026-10-23
    days on market $80,000 Active 212 DOM
17. 2026-10-22
    days on market $80,000 Active 211 DOM
18. 2026-10-21
    days on market $80,000 Active 210 DOM
19. 2026-10-20
    days on market $80,000 Active 209 DOM
20. 2026-10-19
    days on market $80,000 Active 208 DOM
21. 2026-10-18
    days on market $80,000 Active 207 DOM
22. 2026-10-17
    days on market $80,000 Active 206 DOM
23. 2026-10-16
    days on market $80,000 Active 205 DOM
24. 2026-10-15
    days on market $80,000 Active 204 DOM
25. 2026-10-14
    days on market $80,000 Active 203 DOM
26. 2026-10-13
    days on market $80,000 Active 202 DOM
27. 2026-10-12
    days on market $80,000 Active 201 DOM
28. 2026-10-11
    days on market $80,000 Active 200 DOM
29. 2026-10-10
    days on market $80,000 Active 199 DOM
30. 2026-10-09
    days on market $80,000 Active 198 DOM
31. 2026-10-08
    days on market $80,000 Active 197 DOM
32. 2026-10-07
    days on market $80,000 Active 196 DOM
33. 2026-10-06
    days on market $80,000 Active 195 DOM
34. 2026-10-05
    days on market $80,000 Active 194 DOM
35. 2026-10-04
    days on market $80,000 Active 193 DOM
36. 2026-10-04
    days on market $80,000 Active 192 DOM
37. 2026-10-02
    days on market $80,000 Active 191 DOM
38. 2026-10-01
    days on market $80,000 Active 190 DOM
39. 2026-09-30
    days on market $80,000 Active 189 DOM
40. 2026-09-29
    days on market $80,000 Active 188 DOM
41. 2026-09-28
    days on market $80,000 Active 187 DOM
42. 2026-09-27
    days on market $80,000 Active 186 DOM
43. 2026-09-26
    days on market $80,000 Active 185 DOM
44. 2026-09-25
    days on market $80,000 Active 184 DOM
45. 2026-09-24
    days on market $80,000 Active 183 DOM
46. 2026-09-24
    days on market $80,000 Active 182 DOM
47. 2026-09-22
    days on market $80,000 Active 181 DOM
48. 2026-09-21
    days on market $80,000 Active 180 DOM
49. 2026-09-20
    days on market $80,000 Active 179 DOM
50. 2026-09-18
    days on market $80,000 Active 177 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $20,356
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$2,327
• Taxable income: $8,690
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $7,361/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 · 10 photos

Fair 45/100 Cosmetic rehab Est. rehab $8,935–$26,805 screening

This home is in fair condition with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor kitchen cabinets — can be replaced with modern ones
• Minor appliances — can be upgraded for a fresh look

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and value ↑
• Both update kitchen cabinets and appliances — modernizes the space and adds value ↑

ⓘ 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 22/100

Zoned Schools

Elementary Dr Daniel Bright Elementary School F AZ #790/1,109 Nat'l #34,688/41,679 High Mingus Union High School F AZ #154/381 Nat'l #12,478/17,239

Schools (NCES district)

• District: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

B Composite livability gradescore 79/100

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 241,389 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 10% 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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• Metro: Prescott Valley-Prescott, AZ
• 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

Property features AI

Finance

• HOA & community: Land lease (monthly)Monthly land lease payment: $780Community poolAssociation covers sewer, water, trash, street maintenance and other items

Exterior

• Parking: 2 covered parking spaces2 carport spaces
• Utilities: PropaneCity waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipMountain views
• Construction: Aluminum sidingSteel frameWood frameComposition roof
• Exterior features: Private yardStorageShed(s)Chain-link fencingGravel/stone front and backAsphalt road access (private and city maintained sections)

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 3 possible bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Has heatingCentral airCeiling fans
• Interior features: High-speed internetGranite countersEat-in kitchenNo interior stepsFull bathroom in primary bedroomWorkshop area (12 x 12)
• Laundry & utility: Indoor laundry with washer/dryer hookup only

Price history

-13.0% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $80,000 PAARMLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $80,000 ARMLS
• 2026-03-26 Price Changed $85,000 PAARMLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $85,000 ARMLS
• 2026-03-07 Listed $92,000 ARMLS
• 2026-03-07 Listed $92,000 PAARMLS as Distributed by MLS Grid