31520 Cienega Springs Rd #7 · Cienega Springs, AZ 85344

$99,900

2 bd · 1.5 ba · 804 sqft · Manufactured · 151 Days on market

Built 1967 Good condition 3,600 sqft lot $124/sqft · 43% below area Est $176k · 43% under ↓ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LEASED LAND. Beautifully updated mobile home in Parker Place Mobile Home Park, with modern finishes throughout. Features a newer kitchen with updated appliances, remodeled bathrooms, newer flooring, and efficient mini-split systems for heating and cooling. Enjoy outdoor living on the large covered deck, perfect for relaxing or entertaining. The fully fenced yard offers privacy and security, and an additional storage unit provides convenient space for tools and outdoor items. Located directly across the street from a public boat launch. Move-in ready and a must-see! Lease space rent $500/month and includes water, sewer, and trash. Owner is a licensed real estate agent.

Key facts

• Newer kitchen
• Newer flooring
• Mini-split systems

Tags

• NEWER KITCHEN
• REMODELED BATHROOMS
• NEWER FLOORING
• MINI-SPLIT SYSTEMS
• LARGE COVERED DECK
• FULLY FENCED YARD

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$175,749) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.2% in Cienega Springs — 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 63/100 on livability (#107 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1967 — 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. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $175,749
• List price: $99,900
• Delta: -43.16%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31458 Lighthouse Ln	0.43mi	3/1.0 (+1)	790 (-2%)	3mo	$102,500	$130	68
10173 Harbor View Rd	0.16mi	2/1.0	720 (-10%)	14mo	$210,000	$292	61
9406 River Dr	0.42mi	2/1.0	708 (-12%)	2mo	$380,000	$537	57
10051 Rio Vista Rd	0.04mi	3/1.0 (+1)	696 (-13%)	20mo	$220,000	$316	53
31456 Hill St	0.52mi	2/2.0	723 (-10%)	6mo	$87,500	$121	51
10684 Crystal Canyon Cyn W	0.66mi	2/2.0	768 (-4%)	16mo	$85,000	$111	46
9454 River Dr	0.38mi	2/1.0	888 (+10%)	22mo	$259,000	$292	44
10721 Admiral Rd	0.66mi	2/2.0	900 (+12%)	6mo	$170,000	$189	42
10783 Admiral Rd	0.74mi	3/2.0 (+1)	768 (-4%)	18mo	$90,000	$117	36
31901 Fleet Rd	0.72mi	2/1.0	720 (-10%)	14mo	$135,000	$188	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.05×
• Total profit: $29,273
• Equity at exit: $14,895

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $84,103
• Equity at exit: $8,638

Cash invested: $27,972 (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 85344

• Active inventory: 147
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $713

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $782	-5% $748	+0% $713	+5% $679	+10% $644
Rent	-10% $573	-5% $643	+0% $713	+5% $784	+10% $854
Rate	-1.0pp $764	-0.5pp $739	base $713	+0.5pp $687	+1.0pp $661

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 151 DOM
2. 2026-06-17
   days on market $99,900 Active 150 DOM
3. 2026-06-16
   days on market $99,900 Active 149 DOM
4. 2026-06-15
   days on market $99,900 Active 148 DOM
5. 2026-06-14
   days on market $99,900 Active 146 DOM
6. 2026-06-13
   days on market $99,900 Active 145 DOM
7. 2026-06-10
   days on market $99,900 Active 143 DOM
8. 2026-06-09
   days on market $99,900 Active 142 DOM
9. 2026-06-08
   days on market $99,900 Active 141 DOM
10. 2026-06-07
    days on market $99,900 Active 140 DOM
11. 2026-06-05
    days on market $99,900 Active 137 DOM
12. 2026-06-03
    days on market $99,900 Active 136 DOM
13. 2026-06-02
    days on market $99,900 Active 135 DOM
14. 2026-06-01
    days on market $99,900 Active 134 DOM
15. 2026-05-31
    days on market $99,900 Active 133 DOM
16. 2026-05-30
    days on market $99,900 Active 132 DOM
17. 2026-05-16
    price $99,900 679-char remark

    Show marketing remark (679 chars)

    LEASED LAND. Beautifully updated mobile home in Parker Place Mobile Home Park, with modern finishes throughout. Features a newer kitchen with updated appliances, remodeled bathrooms, newer flooring, and efficient mini-split systems for heating and cooling. Enjoy outdoor living on the large covered deck, perfect for relaxing or entertaining. The fully fenced yard offers privacy and security, and an additional storage unit provides convenient space for tools and outdoor items. Located directly across the street from a public boat launch. Move-in ready and a must-see! Lease space rent $500/month and includes water, sewer, and trash. Owner is a licensed real estate agent.

18. 2026-03-27
    price $110,000 679-char remark

    Show marketing remark (679 chars)

    LEASED LAND. Beautifully updated mobile home in Parker Place Mobile Home Park, with modern finishes throughout. Features a newer kitchen with updated appliances, remodeled bathrooms, newer flooring, and efficient mini-split systems for heating and cooling. Enjoy outdoor living on the large covered deck, perfect for relaxing or entertaining. The fully fenced yard offers privacy and security, and an additional storage unit provides convenient space for tools and outdoor items. Located directly across the street from a public boat launch. Move-in ready and a must-see! Lease space rent $500/month and includes water, sewer, and trash. Owner is a licensed real estate agent.

19. 2026-03-09
    status Active 679-char remark

    Show marketing remark (679 chars)

    LEASED LAND. Beautifully updated mobile home in Parker Place Mobile Home Park, with modern finishes throughout. Features a newer kitchen with updated appliances, remodeled bathrooms, newer flooring, and efficient mini-split systems for heating and cooling. Enjoy outdoor living on the large covered deck, perfect for relaxing or entertaining. The fully fenced yard offers privacy and security, and an additional storage unit provides convenient space for tools and outdoor items. Located directly across the street from a public boat launch. Move-in ready and a must-see! Lease space rent $500/month and includes water, sewer, and trash. Owner is a licensed real estate agent.

20. 2026-03-07
    status Pending 679-char remark

    Show marketing remark (679 chars)

    LEASED LAND. Beautifully updated mobile home in Parker Place Mobile Home Park, with modern finishes throughout. Features a newer kitchen with updated appliances, remodeled bathrooms, newer flooring, and efficient mini-split systems for heating and cooling. Enjoy outdoor living on the large covered deck, perfect for relaxing or entertaining. The fully fenced yard offers privacy and security, and an additional storage unit provides convenient space for tools and outdoor items. Located directly across the street from a public boat launch. Move-in ready and a must-see! Lease space rent $500/month and includes water, sewer, and trash. Owner is a licensed real estate agent.

21. 2026-01-17
    listed $115,000 Active 679-char remark

    Show marketing remark (679 chars)

    LEASED LAND. Beautifully updated mobile home in Parker Place Mobile Home Park, with modern finishes throughout. Features a newer kitchen with updated appliances, remodeled bathrooms, newer flooring, and efficient mini-split systems for heating and cooling. Enjoy outdoor living on the large covered deck, perfect for relaxing or entertaining. The fully fenced yard offers privacy and security, and an additional storage unit provides convenient space for tools and outdoor items. Located directly across the street from a public boat launch. Move-in ready and a must-see! Lease space rent $500/month and includes water, sewer, and trash. Owner is a licensed real estate agent.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥115°F today · 14 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: $21,323
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,906
• Taxable income: $7,411
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $6,782/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

This beautifully updated mobile home in Parker Place Mobile Home Park is move-in ready and offers modern finishes throughout. It's a great investment opportunity with a good condition score and minimal maintenance required.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more renters
• Both Add a small outdoor seating area — Could increase rental value and provide a relaxing space for residents

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more renters ↑
• Both Add a small outdoor seating area — Could increase rental value and provide a relaxing space for residents ↑

ⓘ 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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Cienega Springs

• Score: 63/100
• State rank: #107
• US rank: #14934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cienega Springs, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• Rent YoY: —
• Metro: —
• 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

-13.1% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $99,900 LHAR
• 2026-03-27 Price Changed $110,000 LHAR
• 2026-03-09 Relisted — LHAR
• 2026-03-07 Pending — LHAR
• 2026-01-17 Listed $115,000 LHAR