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

$80,000

3 bd · 1.5 ba · 1,787 sqft · SingleFamily · 85 Days on market

Built 1995 Fair condition ↓ 13% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

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

Property features AI

Finance

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

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Propane; City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain views
• Construction: Aluminum siding; Steel frame; Wood frame; Composition roof
• Exterior features: Private yard; Storage; Shed(s); Chain-link fencing; Gravel/stone front and back; Asphalt road access (private and city maintained sections)

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; Eat-in kitchen; No interior steps; Full bathroom in primary bedroom; Workshop area (12 x 12)
• Laundry & utility: Indoor laundry with washer/dryer hookup only

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($15k/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: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,292/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.86% ✓
• Cap rate: 25.16%
• Cash-on-cash: 67.38%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $473,555
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1285 W Wagon Wheel Rd	0.52mi	3/2.0	1,702 (-5%)	15mo	$425,000	$250	53
1660 W Bronco Ln	0.72mi	3/2.0	1,695 (-5%)	6mo	$395,000	$233	51
807 S Tigres Trl	0.61mi	3/2.0	1,527 (-14%)	4mo	$445,000	$291	42
1650 W Wagon Wheel Rd	0.69mi	4/2.0 (+1)	1,858 (+4%)	17mo	$485,000	$261	40
1824 Mountainside Dr	0.74mi	4/2.0 (+1)	1,760 (-2%)	22mo	$467,000	$265	38
912 S 3rd St	0.72mi	3/2.0	1,620 (-9%)	14mo	$410,000	$253	38
1755 W Desert Willow Dr	0.73mi	3/2.0	1,887 (+6%)	22mo	$430,000	$228	36
1645 W Cedar Post Ln	0.73mi	3/2.0	1,695 (-5%)	24mo	$515,000	$304	36
812 S Tigres Trl	0.60mi	3/2.0	1,538 (-14%)	19mo	$440,000	$286	31
935 S Tigres Trl	0.70mi	3/2.0	1,590 (-11%)	19mo	$436,500	$275	31

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: 63.3%
• Equity multiple: 3.70×
• Total profit: $60,456
• Equity at exit: $11,928

10-year hold

• IRR: 66.8%
• Equity multiple: 6.80×
• Total profit: $129,972
• 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 →

ZIP-level market 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,258

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 40%

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	0.75mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	0.90mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	13d	1	0.92mi
1296 S Monte Tesoro Dr Cottonwood, AZ	3.0	2.0	1627	$2,210	$1.36	21d	1	1.02mi
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	1.20mi
754 Skyview Ln Cottonwood, AZ	2.0	2.0	1272	$1,985	$1.56	13d	1	1.36mi

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 85 DOM
2. 2026-06-17
   days on market $80,000 Active 84 DOM
3. 2026-06-16
   days on market $80,000 Active 83 DOM
4. 2026-06-15
   days on market $80,000 Active 82 DOM
5. 2026-06-14
   days on market $80,000 Active 80 DOM
6. 2026-06-13
   days on market $80,000 Active 79 DOM
7. 2026-06-10
   days on market $80,000 Active 77 DOM
8. 2026-06-09
   days on market $80,000 Active 76 DOM
9. 2026-06-08
   days on market $80,000 Active 75 DOM
10. 2026-06-07
    days on market $80,000 Active 74 DOM
11. 2026-06-05
    days on market $80,000 Active 71 DOM
12. 2026-06-03
    days on market $80,000 Active 70 DOM
13. 2026-06-02
    days on market $80,000 Active 69 DOM
14. 2026-06-01
    days on market $80,000 Active 68 DOM
15. 2026-05-31
    days on market $80,000 Active 67 DOM
16. 2026-05-30
    days on market $80,000 Active 66 DOM
17. 2026-05-09
    price $80,000 354-char remark

    Show marketing remark (354 chars)

    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.

18. 2026-05-09
    price $80,000

    Show marketing remark (354 chars)

    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.

19. 2026-03-26
    price $85,000 354-char remark

    Show marketing remark (354 chars)

    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.

20. 2026-03-26
    price $85,000

    Show marketing remark (354 chars)

    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.

21. 2026-03-07
    listed $92,000 Active 354-char remark

    Show marketing remark (354 chars)

    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.

22. 2026-03-07
    listed $92,000 Active

    Show marketing remark (354 chars)

    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.

ⓘ 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: $27,502
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$2,327
• Taxable income: $14,693
• Est. tax owed @ 24.0%: −$3,526
• After-tax cash flow: $11,566/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · can be replaced with modern ones	Minor	$500–3,000
appliances · can be upgraded for a fresh look	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 190,406 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: 894.0

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: —

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

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