834 Noble View Dr · Parker Strip, AZ 85344

$289,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 74 Days on market

Built 1984 4,356 sqft lot $216/sqft · 25% below area Est $387k · 25% under $27/mo HOA · 1% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and well-maintained home located in Hillcrest Bay, conveniently close to Parker Dam and Havasu Springs Resort. This property offers partial updates and a comfortable layout, making it a great option for a full-time residence, vacation home, or investment opportunity. Enjoy BEAUTIFUL lake and mountain views from the rear deck, with sightlines stretching down Lake Havasu. Additional features include side parking and the ability to short-term rent, offering excellent income potential.

Key facts

• Income potential
• Short-term rent
• Side parking

Tags

• LAKE AND MOUNTAIN VIEWS
• REAR DECK
• SIDE PARKING
• SHORT-TERM RENT
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (29.7% below list).
• Recommended offer: $204k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Parker Strip — 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 61/100 on livability (#150 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, crime B+; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Blake Primary School (354 students, 70% FRL); Wallace Jr High School (math 15% / reading 18%, grade F, #151 of 218 statewide, top 70%, 303 students, 73% FRL); Parker High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 507 students, 69% FRL) — zoned schools at 70% FRL track the district average.
• 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $203,996 (29.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $386,751
• List price: $289,999
• Delta: -25.02%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Bay View Dr	0.20mi	2/2.0	1,359 (+1%)	22mo	$220,000	$162	71
2871 Hillcrest Dr	0.20mi	3/2.0 (+1)	1,216 (-10%)	2mo	$330,000	$271	68

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-55,651
• Equity at exit: $43,240

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-59,966
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$121
• HOA: −$27
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-134

Break-even live

Break-even rent $2,210

Max offer price $266,337

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-52	+0% $-134	+5% $-216	+10% $-298
Rent	-10% $-295	-5% $-215	+0% $-134	+5% $-53	+10% $27
Rate	-1.0pp $12	-0.5pp $-60	base $-134	+0.5pp $-209	+1.0pp $-286

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 27 events

1. 2026-06-21
   days on market $289,999 Active 74 DOM
2. 2026-06-18
   days on market $289,999 Active 71 DOM
3. 2026-06-17
   days on market $289,999 Active 70 DOM
4. 2026-06-16
   days on market $289,999 Active 69 DOM
5. 2026-06-15
   days on market $289,999 Active 68 DOM
6. 2026-06-14
   days on market $289,999 Active 66 DOM
7. 2026-06-13
   days on market $289,999 Active 65 DOM
8. 2026-06-10
   days on market $289,999 Active 63 DOM
9. 2026-06-09
   days on market $289,999 Active 62 DOM
10. 2026-06-08
    days on market $289,999 Active 61 DOM
11. 2026-06-07
    days on market $289,999 Active 60 DOM
12. 2026-06-05
    days on market $289,999 Active 57 DOM
13. 2026-06-03
    days on market $289,999 Active 56 DOM
14. 2026-06-02
    days on market $289,999 Active 55 DOM
15. 2026-06-01
    days on market $289,999 Active 54 DOM
16. 2026-05-31
    days on market $289,999 Active 53 DOM
17. 2026-05-30
    days on market $289,999 Active 52 DOM
18. 2026-04-21
    status Active 492-char remark

    Show marketing remark (492 chars)

    Clean and well-maintained home located in Hillcrest Bay, conveniently close to Parker Dam and Havasu Springs Resort. This property offers partial updates and a comfortable layout, making it a great option for a full-time residence, vacation home, or investment opportunity. Enjoy BEAUTIFUL lake and mountain views from the rear deck, with sightlines stretching down Lake Havasu. Additional features include side parking and the ability to short-term rent, offering excellent income potential.

19. 2026-04-12
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Clean and well-maintained home located in Hillcrest Bay, conveniently close to Parker Dam and Havasu Springs Resort. This property offers partial updates and a comfortable layout, making it a great option for a full-time residence, vacation home, or investment opportunity. Enjoy BEAUTIFUL lake and mountain views from the rear deck, with sightlines stretching down Lake Havasu. Additional features include side parking and the ability to short-term rent, offering excellent income potential.

20. 2026-03-30
    listed $289,999 Active 492-char remark

    Show marketing remark (492 chars)

    Clean and well-maintained home located in Hillcrest Bay, conveniently close to Parker Dam and Havasu Springs Resort. This property offers partial updates and a comfortable layout, making it a great option for a full-time residence, vacation home, or investment opportunity. Enjoy BEAUTIFUL lake and mountain views from the rear deck, with sightlines stretching down Lake Havasu. Additional features include side parking and the ability to short-term rent, offering excellent income potential.

21. 2026-01-15
    soldstatus $265,000
22. 2016-03-21
    soldstatus $154,900 343-char remark

    Show marketing remark (343 chars)

    Here it is! Great river & lake get away. On the hill in Hillcrest Bay at the south end of beautiful Lake Havasu. Great mountain & lake views. Huge covered patio, 28ft deep covered car port with open carport on the other side. 192sf wood sun deck. 2 storage sheds, plumbed in propane grill. Hurry, Hurry, don't let this one slip by.

23. 2016-03-21
    soldstatus $154,900 343-char remark

    Show marketing remark (343 chars)

    Here it is! Great river & lake get away. On the hill in Hillcrest Bay at the south end of beautiful Lake Havasu. Great mountain & lake views. Huge covered patio, 28ft deep covered car port with open carport on the other side. 192sf wood sun deck. 2 storage sheds, plumbed in propane grill. Hurry, Hurry, don't let this one slip by.

24. 2016-03-21
    soldstatus $154,900

    Show marketing remark (343 chars)

    Here it is! Great river & lake get away. On the hill in Hillcrest Bay at the south end of beautiful Lake Havasu. Great mountain & lake views. Huge covered patio, 28ft deep covered car port with open carport on the other side. 192sf wood sun deck. 2 storage sheds, plumbed in propane grill. Hurry, Hurry, don't let this one slip by.

25. 2016-02-19
    listed $154,900 343-char remark

    Show marketing remark (343 chars)

    Here it is! Great river & lake get away. On the hill in Hillcrest Bay at the south end of beautiful Lake Havasu. Great mountain & lake views. Huge covered patio, 28ft deep covered car port with open carport on the other side. 192sf wood sun deck. 2 storage sheds, plumbed in propane grill. Hurry, Hurry, don't let this one slip by.

26. 2016-02-19
    listed $154,900 343-char remark

    Show marketing remark (343 chars)

    Here it is! Great river & lake get away. On the hill in Hillcrest Bay at the south end of beautiful Lake Havasu. Great mountain & lake views. Huge covered patio, 28ft deep covered car port with open carport on the other side. 192sf wood sun deck. 2 storage sheds, plumbed in propane grill. Hurry, Hurry, don't let this one slip by.

27. 1991-04-01
    soldstatus $70,000

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,914 · $159/mo
• Expected delta: +$991/yr (+$83/mo · 107.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°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: $24,480
• − Mortgage interest: −$16,244
• − Property taxes: −$923
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$324
• − Depreciation: −$8,436
• Taxable loss: −$6,815
• Est. tax savings @ 24.0%: +$1,636
• After-tax cash flow: $28/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: 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 — Parker Strip

• Score: 61/100
• State rank: #150
• US rank: #17689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker Strip, 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

+314.3% since first listed

10 events — show timeline

• 2026-04-21 Relisted — LHAR
• 2026-04-12 Pending — LHAR
• 2026-03-30 Listed $289,999 LHAR
• 2026-01-15 Sold (Public Records) $265,000 Public Records
• 2016-03-21 Sold (Public Records) $154,900 Public Records
• 2016-03-21 Sold (MLS) $154,900 LHAR
• 2016-03-21 Sold (MLS) $154,900 WARDEX
• 2016-02-19 Listed $154,900 LHAR
• 2016-02-19 Listed $154,900 WARDEX
• 1991-04-01 Sold (Public Records) $70,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $923 · +5.1% YoY. Source: county tax records.