11250 E State Route 69 -- #1125 · Prescott Valley, AZ 86327

$135,000

3 bd · 2.0 ba · 2,659 sqft · Land public records · 8 Days on market

Built 2004

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! This gem is located in the 55+ active senior community of Orchard Ranch, located in Dewey, AZ. Newly remodeled, fresh, clean colors. Open floor plan including a wonderful screened in porch to relax in. The unit has a great swamp cooler and gas heater, both recently serviced. Large pantry/laundry room gives you a choice to have your own washer and dryer or create a convenient office or craft room. 10 x 12 storage shed is located just out the back door. Your new home would be near everything you need! shopping, hospital/medical, restaurants and entertainment. Community has multiple pools, bocci and pickleball courts and you'll never get board with all the activities and events. This property has a large lot with great garden potential. For Sale By Owner

Key facts

• Split floor plan
• Updated 2004 cavco
• Lvp flooring

Tags

• UPDATED 2004 CAVCO
• SPLIT FLOOR PLAN
• BRAND NEW CARPETING
• LVP FLOORING
• WALK IN PANTRY
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $135k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.5% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 266 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $83k; list at $135k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major 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 $135,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.47% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,826
• Equity at exit: $20,129

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $39,048
• Equity at exit: $11,672

Cash invested: $37,800 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$336 /mo · $4,027/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $417

Break-even live

Break-even rent $1,463

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 N Old Chisholm Trl Unit C Dewey, AZ	3.0	2.0	2808	$1,600	$0.57	43d	1	1.11mi

Listing history 8 events

1. 2026-05-19
   listed $134,000 Active 776-char remark

   Show marketing remark (776 chars)

   MOVE IN READY! This gem is located in the 55+ active senior community of Orchard Ranch, located in Dewey, AZ. Newly remodeled, fresh, clean colors. Open floor plan including a wonderful screened in porch to relax in. The unit has a great swamp cooler and gas heater, both recently serviced. Large pantry/laundry room gives you a choice to have your own washer and dryer or create a convenient office or craft room. 10 x 12 storage shed is located just out the back door. Your new home would be near everything you need! shopping, hospital/medical, restaurants and entertainment. Community has multiple pools, bocci and pickleball courts and you'll never get board with all the activities and events. This property has a large lot with great garden potential. For Sale By Owner

2. 2026-04-26
   status Pending
3. 2026-04-16
   listed $135,000 Active
4. 2026-01-23
   soldstatus $83,000 Closed 747-char remark

   Show marketing remark (747 chars)

   Come see this adorable cottage home just on the outskirts of Prescott Valley. This home has so much to offer. Tons of storage throughout the home, including under the home. There is a nice ample sized shed for storage or work area as well. Windows and sliding glass door are mirror tinted to let in just the right amount of light while also keeping privacy. The washer/dryer are connect inside the extra bedroom inside the house. The screened in porch makes a great space for sitting in the evening. hard surface floors are throughout the home for an upgraded look and easy cleaning, the home also features 2 skylights for additional natural light. Central air and even a soft water system make this home feel just right for a comfortable living.

5. 2025-12-29
   status Pending 747-char remark

   Show marketing remark (747 chars)

   Come see this adorable cottage home just on the outskirts of Prescott Valley. This home has so much to offer. Tons of storage throughout the home, including under the home. There is a nice ample sized shed for storage or work area as well. Windows and sliding glass door are mirror tinted to let in just the right amount of light while also keeping privacy. The washer/dryer are connect inside the extra bedroom inside the house. The screened in porch makes a great space for sitting in the evening. hard surface floors are throughout the home for an upgraded look and easy cleaning, the home also features 2 skylights for additional natural light. Central air and even a soft water system make this home feel just right for a comfortable living.

6. 2025-08-25
   listed $93,000 Active 747-char remark

   Show marketing remark (747 chars)

   Come see this adorable cottage home just on the outskirts of Prescott Valley. This home has so much to offer. Tons of storage throughout the home, including under the home. There is a nice ample sized shed for storage or work area as well. Windows and sliding glass door are mirror tinted to let in just the right amount of light while also keeping privacy. The washer/dryer are connect inside the extra bedroom inside the house. The screened in porch makes a great space for sitting in the evening. hard surface floors are throughout the home for an upgraded look and easy cleaning, the home also features 2 skylights for additional natural light. Central air and even a soft water system make this home feel just right for a comfortable living.

7. 2024-07-31
   historical
8. 2024-06-20
   listed $90,000 Active

ⓘ 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: $4,027 · $336/mo
• Projected year-2 tax: $4,027 · $336/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,883
• − Mortgage interest: −$7,562
• − Property taxes: −$4,027
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$3,927
• Taxable income: $3,200
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $4,231/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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

+48.9% since first listed

8 events — show timeline

• 2026-05-19 Listed $134,000 FSBO.com
• 2026-04-26 Pending — ARMLS
• 2026-04-16 Listed $135,000 ARMLS
• 2026-01-23 Sold (MLS) $83,000 PAARMLS as Distributed by MLS Grid
• 2025-12-29 Pending — PAARMLS as Distributed by MLS Grid
• 2025-08-25 Listed $93,000 PAARMLS as Distributed by MLS Grid
• 2024-07-31 Listing Removed — ARMLS
• 2024-06-20 Listed $90,000 ARMLS

Property tax history

-1.9%/yr

Latest (2025): $4,027 · -1.9% YoY. Source: county tax records.