927 Sandy Beach Dr · Bullhead City, AZ 86442

$84,000

1 bd · 1.0 ba · 600 sqft · Land public records · 210 Days on market

Built 1965 7,200 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Handyman Special" Singlewide with addition on ahuge 80/90 lot. Garage and covered carport. Drive through gates, plenty of room for RV and boat storage!Sold "AS IS". SEWER ASSESSMENT PAID!SUBMIT AN OFFFER!SELLER WILL ALSO PROVIDE PLANS FOR A 3 bedroom 2 bath 1300 sq ft home!

Key facts

• Generous lot
• Attached garage
• Existing structure

Tags

• WELL-LOCATED PROPERTY
• MINUTES FROM COLORADO RIVER
• GENEROUS LOT
• EXISTING STRUCTURE
• UTILITIES ALREADY IN PLACE
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 space); Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (single-wide); Residential property; Fixer condition; Entry through the kitchen
• Construction: Single-wide manufactured construction
• Exterior features: Back yard and front yard fencing (chain link); Rolled/hot mop roof; Has a view

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric cooling
• Interior features: Free-standing fireplace; Kitchen open to entry
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $84k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.7% in Bullhead City — 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $84k implies a 1580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.38×
• Total profit: $9,003
• Equity at exit: $12,525

10-year hold

• IRR: 16.7%
• Equity multiple: 2.20×
• Total profit: $28,186
• Equity at exit: $7,263

Cash invested: $23,520 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$441
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $408

Break-even live

Break-even rent $633

Max offer price $84,000

Occupancy floor 59%

Sensitivity live

Price	-10% $456	-5% $432	+0% $408	+5% $385	+10% $361
Rent	-10% $318	-5% $363	+0% $408	+5% $454	+10% $499
Rate	-1.0pp $451	-0.5pp $430	base $408	+0.5pp $387	+1.0pp $365

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	14d	1	0.84mi
1190 Ramar Rd Bullhead City, AZ	1.0–2.0	1.0–2.0	735	$995	$1.35	21d	1	0.99mi
1645 Palma Cir W Bullhead City, AZ	2.0	1.0	682	$950	$1.39	14d	1	1.00mi
1489 Church Dr Bullhead City, AZ	1.0	1.0	672	$1,100	$1.64	14d	1	1.07mi
1336 Ramar Rd Bullhead City, AZ	1.0	1.0	750	$750	$1.00	8d	1	1.24mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	2d	1	1.25mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	21d	1	1.30mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	21d	1	1.30mi

Listing history 22 events

1. 2026-06-18
   days on market $84,000 Active 210 DOM
2. 2026-06-17
   days on market $84,000 Active 209 DOM
3. 2026-06-16
   days on market $84,000 Active 208 DOM
4. 2026-06-15
   days on market $84,000 Active 207 DOM
5. 2026-06-14
   days on market $84,000 Active 205 DOM
6. 2026-06-13
   days on market $84,000 Active 204 DOM
7. 2026-06-10
   days on market $84,000 Active 202 DOM
8. 2026-06-09
   days on market $84,000 Active 201 DOM
9. 2026-06-08
   days on market $84,000 Active 200 DOM
10. 2026-06-07
    days on market $84,000 Active 199 DOM
11. 2026-06-05
    days on market $84,000 Active 196 DOM
12. 2026-06-02
    days on market $84,000 Active 194 DOM
13. 2026-06-01
    days on market $84,000 Active 193 DOM
14. 2026-05-31
    days on market $84,000 Active 192 DOM
15. 2026-05-30
    days on market $84,000 Active 191 DOM
16. 2026-03-05
    price $84,000
17. 2026-01-11
    price $89,000
18. 2025-11-21
    listed $99,000 Active
19. 2024-11-30
    listed $99,999 Active
20. 2015-12-08
    soldstatus $5,000
21. 2012-03-14
    soldstatus $11,500 295-char remark

    Show marketing remark (295 chars)

    "Handyman Special" Singlewide with addition on ahuge 80/90 lot. Garage and covered carport. Drive through gates, plenty of room for RV and boat storage!Sold "AS IS". SEWER ASSESSMENT PAID!SUBMIT AN OFFFER!SELLER WILL ALSO PROVIDE PLANS FOR A 3 bedroom 2 bath 1300 sq ft home!

22. 2011-03-22
    listed $13,900 295-char remark

    Show marketing remark (295 chars)

    "Handyman Special" Singlewide with addition on ahuge 80/90 lot. Garage and covered carport. Drive through gates, plenty of room for RV and boat storage!Sold "AS IS". SEWER ASSESSMENT PAID!SUBMIT AN OFFFER!SELLER WILL ALSO PROVIDE PLANS FOR A 3 bedroom 2 bath 1300 sq ft home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $292 · $24/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$262/yr (+$22/mo · 89.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $13,798
• − Mortgage interest: −$4,705
• − Property taxes: −$292
• − Insurance: −$420
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,444
• Taxable income: $3,729
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $4,007/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.

Schools (NCES district)

• District: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, 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

+504.3% since first listed

7 events — show timeline

• 2026-03-05 Price Changed $84,000 WARDEX
• 2026-01-11 Price Changed $89,000 WARDEX
• 2025-11-21 Listed $99,000 WARDEX
• 2024-11-30 Listed $99,999 WARDEX
• 2015-12-08 Sold (Public Records) $5,000 Public Records
• 2012-03-14 Sold (MLS) $11,500 WARDEX
• 2011-03-22 Listed $13,900 WARDEX

Property tax history

+2.5%/yr

Latest (2025): $292 · +3.2% YoY. Source: county tax records.