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325 W State Route 89a -- #40
C- Composite 53.63
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

$80,000

325 W State Route 89a -- #40 · Cottonwood, AZ 86326
3 bd · 1.5 ba · 1,787 sqft · Manufactured · 183 Days on market
Manufactured home 55+ age-restricted Built 1995 Fair condition $45/sqft · 64% below area ↓ 13% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 PLANNEW CEILING FANSCLOSE TO MEDICAL CENTERLOCAL AMENITIES CLOSE BY

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

Deal economics

  • At list price, monthly cash flow is $820 ($10k/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 18.6% 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); 377 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
  • This rent runs 36% 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 183 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 183 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
2.17% ✓
Cap rate
18.59%
Cash-on-cash
43.93%
DSCR
2.95
GRM
3.8

CMA / ARV

ARV (median comp)
$220,000
List price
$80,000
Delta
-63.64%
Verdict
UNDERPRICED
Comps
5 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%) 1mo $70,000 $39 87
2050 W State Route 89a #234 0.34mi 3/2.0 1,792 (+0%) 19mo $120,000 $67 66
2050 W Sr 89-a, #82 0.42mi 3/2.0 1,758 (-2%) 18mo $145,000 $82 61
325 W State Route 89a -- #73 0.24mi 3/2.0 1,584 (-11%) 9mo $129,300 $82 60
260 Boulder Ln 0.56mi 3/2.0 1,520 (-15%) 0mo $320,000 $211 47
247 Paramount St 0.54mi 3/2.0 1,567 (-12%) 22mo $350,000 $223 34

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
37.4%
Equity multiple
2.53×
Total profit
$34,202
Equity at exit
$11,928
10-year hold
IRR
42.5%
Equity multiple
4.46×
Total profit
$77,463
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
2.0 mo (50%/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
-33.0% 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
377
Price-to-rent
3.8×

Monthly cashflow live

Estimated rent
$1,738 high interval (Pro) →
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
−$365
Net cashflow
$820

Break-even live

Break-even rent $700
Max offer price $80,000
Occupancy floor 48%

Sensitivity live

Price -10% $875 -5% $848 +0% $820 +5% $792 +10% $765
Rent -10% $683 -5% $751 +0% $820 +5% $889 +10% $957
Rate -1.0pp $860 -0.5pp $840 base $820 +0.5pp $799 +1.0pp $778

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
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.

Rent comps 16 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1605 W Bronco Ln Cottonwood, AZ 2.0 2.0 1278 $2,800 $2.19 0d 1 0.67mi
255 S Cottonwood Ranch Rd Cottonwood, AZ 3.0 2.0 1695 $2,195 $1.29 109d 1 0.75mi
508 Glenshire Ln Cottonwood, AZ 4.0 2.0 1689 $1,895 $1.12 0d 1 0.76mi
108 W Fir St Cottonwood, AZ 2.0 2.0 1885 $2,894 $1.54 0d 1 0.83mi
418 W Gila St Cottonwood, AZ 3.0 1.5 1534 $1,795 $1.17 0d 1 0.83mi
1910 W Trail Blazer Dr Cottonwood, AZ 2.0 2.0 1278 $2,900 $2.27 109d 1 0.90mi
564 Crossbar Ln Cottonwood, AZ 3.0 2.0 1290 $2,250 $1.74 109d 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 0d 1 0.93mi
1296 S Monte Tesoro Dr Cottonwood, AZ 3.0 2.0 1627 $2,210 $1.36 116d 1 1.02mi
1324 S Ocotillo Dr Cottonwood, AZ 4.0 2.0 1456 $1,910 $1.31 0d 1 1.08mi
1011 E Ash Dr Cottonwood, AZ 3.0 2.0 1370 $2,600 $1.90 0d 1 1.11mi
992 Sterling Ln Cottonwood, AZ 3.0 2.0 1652 $2,395 $1.45 116d 1 1.20mi
717 S 16th St Cottonwood, AZ 2.0 2.0 1263 $1,995 $1.58 0d 1 1.33mi
754 Skyview Ln Cottonwood, AZ 2.0 2.0 1272 $1,985 $1.56 109d 1 1.36mi
1578 Chateau Dr Cottonwood, AZ 3.0 2.0 1845 $2,450 $1.33 0d 1 1.37mi

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. 2026-09-24
    days on market $80,000 Active 183 DOM
  2. 2026-09-24
    days on market $80,000 Active 182 DOM
  3. 2026-09-22
    days on market $80,000 Active 181 DOM
  4. 2026-09-21
    days on market $80,000 Active 180 DOM
  5. 2026-09-20
    days on market $80,000 Active 179 DOM
  6. 2026-09-18
    days on market $80,000 Active 177 DOM
  7. 2026-09-17
    days on market $80,000 Active 176 DOM
  8. 2026-09-16
    days on market $80,000 Active 175 DOM
  9. 2026-09-15
    days on market $80,000 Active 174 DOM
  10. 2026-09-14
    days on market $80,000 Active 173 DOM
  11. 2026-09-13
    days on market $80,000 Active 172 DOM
  12. 2026-09-12
    days on market $80,000 Active 171 DOM
  13. 2026-09-11
    days on market $80,000 Active 170 DOM
  14. 2026-09-05
    days on market $80,000 Active 164 DOM
  15. 2026-09-04
    days on market $80,000 Active 163 DOM
  16. 2026-09-03
    days on market $80,000 Active 162 DOM
  17. 2026-08-31
    days on market $80,000 Active 159 DOM
  18. 2026-08-30
    days on market $80,000 Active 158 DOM
  19. 2026-08-29
    days on market $80,000 Active 157 DOM
  20. 2026-08-28
    days on market $80,000 Active 156 DOM
  21. 2026-08-27
    days on market $80,000 Active 155 DOM
  22. 2026-08-26
    days on market $80,000 Active 154 DOM
  23. 2026-08-25
    days on market $80,000 Active 153 DOM
  24. 2026-08-24
    days on market $80,000 Active 152 DOM
  25. 2026-08-23
    days on market $80,000 Active 151 DOM
  26. 2026-08-22
    days on market $80,000 Active 150 DOM
  27. 2026-08-21
    days on market $80,000 Active 149 DOM
  28. 2026-08-20
    days on market $80,000 Active 148 DOM
  29. 2026-08-19
    days on market $80,000 Active 147 DOM
  30. 2026-08-18
    days on market $80,000 Active 146 DOM
  31. 2026-08-17
    days on market $80,000 Active 145 DOM
  32. 2026-08-16
    days on market $80,000 Active 144 DOM
  33. 2026-08-15
    days on market $80,000 Active 143 DOM
  34. 2026-08-14
    days on market $80,000 Active 142 DOM
  35. 2026-08-13
    days on market $80,000 Active 141 DOM
  36. 2026-08-12
    days on market $80,000 Active 140 DOM
  37. 2026-08-11
    days on market $80,000 Active 139 DOM
  38. 2026-08-10
    days on market $80,000 Active 138 DOM
  39. 2026-08-09
    days on market $80,000 Active 137 DOM
  40. 2026-08-08
    days on market $80,000 Active 136 DOM
  41. 2026-08-07
    days on market $80,000 Active 135 DOM
  42. 2026-08-06
    days on market $80,000 Active 134 DOM
  43. 2026-08-05
    days on market $80,000 Active 133 DOM
  44. 2026-08-04
    days on market $80,000 Active 132 DOM
  45. 2026-08-03
    days on market $80,000 Active 131 DOM
  46. 2026-07-31
    days on market $80,000 Active 128 DOM
  47. 2026-07-30
    days on market $80,000 Active 127 DOM
  48. 2026-07-29
    days on market $80,000 Active 126 DOM
  49. 2026-07-27
    days on market $80,000 Active 124 DOM
  50. 2026-07-25
    days on market $80,000 Active 122 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$20,855
− Mortgage interest
−$4,481
− Property taxes
−$1,200
− Insurance
−$400
− Repairs & maintenance
−$1,668
− Management
−$1,668
− Depreciation
−$2,327
Taxable income
$9,110
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$2,186
After-tax cash flow
$7,655/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%
Common ancestry
Italian 3% Romanian 3% Lithuanian 2%
Foreign-born
12% · Canada
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
—

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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