3654 N Highway 95 #21 · Parker Strip, AZ 85344

$199,900

2 bd · 2.0 ba · 992 sqft · Manufactured · 266 Days on market

Built 1999 Average condition $202/sqft · at area comps Est $199k · at est. ↓ 20% since listing

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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).

• Cash flow +17.7/30.0
• ARV discount +7.2/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

Key facts

• Private docks
• Covered carport
• Convenient access

Tags

• NO HOA FEES
• COVERED CARPORT
• COVERED PATIO
• RIVERFRONT GREEN SPACE
• PRIVATE DOCKS
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.2% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 $1k of loan paydown is wiped out by about $6k 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 266 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (20%) 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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $198,745
• List price: $199,900
• Delta: 0.58%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3654 N Highway 95 #21	0.00mi	2/2.0	992 (0%)	1mo	$199,000	$201	99
3020 N Parker Dam Rd #11	0.71mi	2/2.0	1,008 (+2%)	5mo	$220,000	$218	60
3020 N Parker Dam Rd #12	0.71mi	2/2.0	960 (-3%)	8mo	$165,000	$172	55

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-22,004
• Equity at exit: $29,806

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,702
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $163

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $301	-5% $232	+0% $163	+5% $94	+10% $24
Rent	-10% $8	-5% $85	+0% $163	+5% $240	+10% $317
Rate	-1.0pp $263	-0.5pp $213	base $163	+0.5pp $111	+1.0pp $58

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-05
   status Pending 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

2. 2026-04-16
   price $199,900 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

3. 2026-02-13
   price $214,900 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

4. 2025-11-25
   price $219,990 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

5. 2025-09-27
   status Active 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

6. 2025-09-16
   status Pending 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

7. 2025-08-21
   price $234,990 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

8. 2025-08-01
   listed $250,000 Active 1095-char remark

   Show marketing remark (1095 chars)

   Priced to sell! on leased land and NO HOA fees! 1 YEAR FREE space rent! This owner is giving you every reason to buy this super clean River home. Massive amount of covered parking & riverfront boat and swimming access just steps away from this 2bed 2bath home. Pride of ownership shines in this charming home located in Raintree Resort along the Colorado River. This property is designed for river living, with easy water access & plenty of space for boats, jet skis, and all your desert toys. Relax and entertain on the spacious covered patio, perfect for enjoying long summer days. Just steps away, the community offers a lush, riverfront green space with private docks, giving you convenient access to dock your boat, fish, or simply soak up the serene river views. Whether you're looking for a weekend getaway or a full-time river home, this property delivers the ultimate Colorado River lifestyle! You can live here year round. Owner also has a 2023 Tritoon with only 23 hours & 2 Seadoos he'd like to make a deal on! Make an offer on house & toys! Call for details.

ⓘ 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 7 d/yr ≥113°F today · 17 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: $23,455
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,815
• Taxable loss: −$1,309
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $2,266/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 · 13 photos

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with some cosmetic updates needed. It offers a spacious covered patio and riverfront access, making it suitable for river living and entertaining.

Repairs flagged

• Minor ceiling fans — need cleaning
• Minor ceiling lights — need cleaning

Value-add opportunities

• Both painting — enhances curb appeal and interior
• Both ceiling fans — improves comfort and aesthetics
• Both ceiling lights — enhances visibility and ambiance

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fans · need cleaning	Minor	$500–3,000
ceiling lights · need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior ↑
• Both ceiling fans — improves comfort and aesthetics ↑
• Both ceiling lights — enhances visibility and ambiance ↑

ⓘ 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 — 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

-20.0% since first listed

8 events — show timeline

• 2026-05-05 Pending — LHAR
• 2026-04-16 Price Changed $199,900 LHAR
• 2026-02-13 Price Changed $214,900 LHAR
• 2025-11-25 Price Changed $219,990 LHAR
• 2025-09-27 Relisted — LHAR
• 2025-09-16 Pending — LHAR
• 2025-08-21 Price Changed $234,990 LHAR
• 2025-08-01 Listed $250,000 LHAR