2050 89a -- #99 · Cottonwood, AZ 86326

$116,500

2 bd · 2.0 ba · 1,340 sqft · Manufactured · 156 Days on market

Built 1997 Est $168k · 30% under

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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
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 x 2 Cavco unit. Roof is 1 year new. Open floor plan, all appliances stay & some furniture. Smoker once lived in home. Patio in front recently stained & enclosed area for a pet. Pest Inspection done and work completed 2024. Home ready for move in and for your personal touch! Shady spot on side with room for Fido. Open floor plan with 1340 sq feet. Gas stove & gas furnace. Pine Shadows is a 55 plus community with access to 2 pools, 2 recreation centers, pickleball courts & many fun activities. Close to shopping, hospital , medical & Old Town Cottonwood. Great area for both active or quiet seniors Make new friends and enjoy all this community has to offer at a very affordable price. Leased Land , 55 plus park. Taxes under 250 a year. Park approval required. Lending available

Key facts

• Fitness center
• Community clubhouse
• Pickleball

Tags

• COMMUNITY CLUBHOUSE
• FITNESS CENTER
• PICKLEBALL
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Private pickleball court confirmed; Spa features: heated
• HOA & community: Land lease of $875 per month; No association fees included; Community amenities: pool, pickleball, community spa (heated), fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership; Desert, panoramic and mountain views
• Construction: Wood frame construction; Composition roof
• Exterior features: Private pickleball court(s); Hand/racquetball courts; Private streets; On-site storage; Desert front landscaping; Gravel/stone front and back yard; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Pantry
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating provided; Central air; Ceiling fans
• Interior features: Furnished (see remarks); Vaulted ceilings; Pantry; Master bedroom with 3/4 bath; Skylights; Dual-pane windows
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Cottonwood-Oak Creek Elementary District (4487) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 5 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 $2,191/mo this rent would consume 46% 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 $805 of loan paydown is wiped out by about $3k 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $97k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $102,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.88% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.05%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $167,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89a -- #158	0.00mi	3/2.0 (+1)	1,334 (-0%)	5mo	$130,000	$97	90
2050 W SR 89a -- #104	0.00mi	2/2.0	1,456 (+9%)	1mo	$118,000	$81	85
972 Trevino Dr	0.13mi	3/2.0 (+1)	1,382 (+3%)	2mo	$179,900	$130	82
2050 W State Route 89a -- #86	0.26mi	3/2.0 (+1)	1,344 (+0%)	2mo	$35,000	$26	80
2050 W State Route 89-a -- #92	0.26mi	3/2.0 (+1)	1,344 (+0%)	4mo	$145,000	$108	79
2050 W State Route 89a -- #181	0.14mi	2/2.0	1,216 (-9%)	0mo	$120,000	$99	78
2050 W State Route 89a -- #152	0.48mi	2/2.0	1,344 (+0%)	0mo	$205,000	$153	77
2050 W St Route 89a -- #273	0.00mi	3/2.0 (+1)	1,440 (+8%)	7mo	$150,000	$104	77
992 Trevino Dr	0.13mi	3/2.0 (+1)	1,431 (+7%)	3mo	$195,000	$136	75
1139 W On The Greens Blvd	0.21mi	3/2.0 (+1)	1,404 (+5%)	8mo	$245,000	$175	71
511 Mingus Shadows Dr	0.62mi	2/2.0	1,325 (-1%)	3mo	$262,500	$198	67
1065 Crenshaw Ave	0.49mi	3/2.0 (+1)	1,440 (+8%)	2mo	$180,000	$125	58

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: 26.0%
• Equity multiple: 2.03×
• Total profit: $33,684
• Equity at exit: $17,371

10-year hold

• IRR: 31.8%
• Equity multiple: 3.47×
• Total profit: $80,561
• Equity at exit: $10,073

Cash invested: $32,620 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$611
• Tax est. 1.5%: −$146 /mo · $1,748/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $926

Break-even live

Break-even rent $1,019

Max offer price $116,500

Occupancy floor 53%

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.23mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	0.95mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	0.98mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	13d	1	1.34mi
564 Crossbar Ln Cottonwood, AZ	3.0	2.0	1290	$2,250	$1.74	13d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $116,500 Active 156 DOM
2. 2026-06-17
   days on market $116,500 Active 155 DOM
3. 2026-06-16
   days on market $116,500 Active 154 DOM
4. 2026-06-15
   days on market $116,500 Active 153 DOM
5. 2026-06-14
   days on market $116,500 Active 151 DOM
6. 2026-06-13
   days on market $116,500 Active 150 DOM
7. 2026-06-10
   days on market $116,500 Active 148 DOM
8. 2026-06-09
   days on market $116,500 Active 147 DOM
9. 2026-06-08
   days on market $116,500 Active 146 DOM
10. 2026-06-07
    days on market $116,500 Active 145 DOM
11. 2026-06-05
    days on market $116,500 Active 142 DOM
12. 2026-06-03
    days on market $116,500 Active 141 DOM
13. 2026-06-02
    days on market $116,500 Active 140 DOM
14. 2026-06-01
    days on market $116,500 Active 139 DOM
15. 2026-05-31
    days on market $116,500 Active 138 DOM
16. 2026-05-30
    days on market $116,500 Active 137 DOM
17. 2026-03-02
    price $116,999
18. 2026-01-11
    listed $119,999 Active
19. 2024-10-01
    soldstatus $97,000 812-char remark

    Show marketing remark (812 chars)

    2 x 2 Cavco unit. Roof is 1 year new. Open floor plan, all appliances stay & some furniture. Smoker once lived in home. Patio in front recently stained & enclosed area for a pet. Pest Inspection done and work completed 2024. Home ready for move in and for your personal touch! Shady spot on side with room for Fido. Open floor plan with 1340 sq feet. Gas stove & gas furnace. Pine Shadows is a 55 plus community with access to 2 pools, 2 recreation centers, pickleball courts & many fun activities. Close to shopping, hospital , medical & Old Town Cottonwood. Great area for both active or quiet seniors Make new friends and enjoy all this community has to offer at a very affordable price. Leased Land , 55 plus park. Taxes under 250 a year. Park approval required. Lending available

20. 2024-02-19
    listed $99,000 812-char remark

    Show marketing remark (812 chars)

    2 x 2 Cavco unit. Roof is 1 year new. Open floor plan, all appliances stay & some furniture. Smoker once lived in home. Patio in front recently stained & enclosed area for a pet. Pest Inspection done and work completed 2024. Home ready for move in and for your personal touch! Shady spot on side with room for Fido. Open floor plan with 1340 sq feet. Gas stove & gas furnace. Pine Shadows is a 55 plus community with access to 2 pools, 2 recreation centers, pickleball courts & many fun activities. Close to shopping, hospital , medical & Old Town Cottonwood. Great area for both active or quiet seniors Make new friends and enjoy all this community has to offer at a very affordable price. Leased Land , 55 plus park. Taxes under 250 a year. Park approval required. Lending available

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

Taxation est. · year 1

• Rental income: $26,289
• − Mortgage interest: −$6,526
• − Property taxes: −$1,748
• − Insurance: −$582
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$3,389
• Taxable income: $9,837
• Est. tax owed @ 24.0%: −$2,361
• After-tax cash flow: $8,746/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: 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

+18.2% since first listed

4 events — show timeline

• 2026-03-02 Price Changed $116,999 ARMLS
• 2026-01-11 Listed $119,999 ARMLS
• 2024-10-01 Sold (MLS) $97,000 ARMLS
• 2024-02-19 Listed $99,000 ARMLS