123 N Rush St #16 · Prescott, AZ 86301

$99,900

2 bd · 2.0 ba · 840 sqft · SingleFamily · 63 Days on market

Built 1977 Good condition $119/sqft · 73% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Wonderful split floorplan, 2 bed 2 bath in over 55 community. Brand new laminate flooring and carpet. Open floorplan with dining room built-ins. Handicap ramp at backdoor lets you easily bring in groceries from the carport. Plenty of outside space with this unit, front porch for coffee, lattice privacy area at carport side, and full rear garden area. Home includes storage shed. Don't miss this one! Sale is mobil only, does not include land. Space rent is $600 per month.

Key facts

• Split floorplan
• Front porch
• Storage shed

Tags

• SPLIT FLOORPLAN
• NEW LAMINATE FLOORING
• DINING ROOM BUILT-INS
• FRONT PORCH
• FULL REAR GARDEN AREA
• STORAGE SHED

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$375,088) 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/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $525 ($6k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 486 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 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.
• 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 + 0.2% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $375,088
• List price: $99,900
• Delta: -73.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 N Rush St #13	0.00mi	2/1.0	840 (0%)	3mo	$70,000	$83	94
130 N Rush St #5	0.07mi	2/1.0	840 (0%)	5mo	$97,500	$116	89
123 N Rush St #20	0.05mi	2/1.0	840 (0%)	7mo	$100,000	$119	88
214 N Washington Ave	0.23mi	2/1.0	840 (0%)	11mo	$530,000	$631	76
130 N Rush St #8	0.07mi	2/1.0	780 (-7%)	11mo	$86,500	$111	71
242 S Virginia St	0.49mi	2/1.0	821 (-2%)	4mo	$389,000	$474	66
214 E Goodwin St	0.62mi	2/2.0	915 (+9%)	4mo	$600,000	$656	53
203 S Penn Ave	0.31mi	2/1.0	897 (+7%)	23mo	$475,000	$530	51
216 E Goodwin St	0.61mi	1/1.0 (-1)	780 (-7%)	6mo	$500,000	$641	46
327 S Pleasant St	0.64mi	2/1.0	900 (+7%)	19mo	$370,000	$411	38

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $13,083
• Equity at exit: $14,895

10-year hold

• IRR: 18.8%
• Equity multiple: 2.37×
• Total profit: $38,252
• 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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 486
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $525

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 61%

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Stetson Rd Unit 202 Prescott, AZ	2.0	1.0	791	$1,195	$1.51	21d	1	0.20mi
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	44d	1	0.24mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	0.25mi
1004 E Goodwin St Unit 1 Prescott, AZ	2.0	1.0	830	$1,445	$1.74	13d	1	0.27mi
202 Robinson Dr #1 Prescott, AZ	2.0	1.0	810	$1,375	$1.70	44d	1	0.34mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	44d	1	0.43mi
1305 Moore Pl Apt A2 Prescott, AZ	2.0	2.0	1004	$1,575	$1.57	44d	1	0.49mi
1305 Moore Pl Unit B3 Prescott, AZ	2.0	2.0	1004	$1,345	$1.34	13d	1	0.49mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	44d	1	0.55mi
314 S Virginia St Unit 1 Prescott, AZ	2.0	1.0	800	$1,275	$1.59	21d	1	0.55mi
304 E Goodwin St Unit 1257809P Prescott, AZ	2.0	2.0	893	$4,182	$4.68	13d	1	0.56mi
347 S Mount Vernon Ave Prescott, AZ	2.0	2.0	1110	$2,450	$2.21	44d	1	0.63mi
315 E Carleton St Prescott, AZ	2.0	1.0	874	$1,500	$1.72	13d	6	0.64mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.66mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	0.66mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	44d	1	0.69mi
415 S Alarcon St Unit C Prescott, AZ	2.0	1.0	1000	$1,700	$1.70	13d	1	0.77mi
315 S Cortez St Unit B Prescott, AZ	2.0	1.0	1050	$2,500	$2.38	44d	1	0.79mi
422 S Marina St Prescott, AZ	2.0	1.0	884	$1,600	$1.81	44d	1	0.86mi
411 S Cortez St Prescott, AZ	1.0	1.0	754	$1,650	$2.19	44d	1	0.88mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	13d	1	0.91mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	1.01mi
141 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,400	$1.62	44d	1	1.02mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	44d	1	1.02mi
131 Whipple Extention Unit B Prescott, AZ	2.0	1.0	865	$1,400	$1.62	44d	1	1.03mi
131 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,500	$1.73	13d	1	1.03mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	44d	1	1.03mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.06mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.06mi
628 1st St Apt 2C Prescott, AZ	1.0	1.0	840	$1,100	$1.31	44d	1	1.07mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	44d	1	1.10mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	44d	1	1.10mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	44d	1	1.10mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	21d	1	1.14mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	21d	1	1.16mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	13d	1	1.21mi
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	13d	1	1.23mi
717 S Granite St #4 Prescott, AZ	2.0	1.5	910	$1,800	$1.98	21d	1	1.24mi
740 S Montezuma St Prescott, AZ	2.0	1.5	878	$1,500	$1.71	13d	1	1.25mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	21d	1	1.34mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 63 DOM
2. 2026-06-17
   days on market $99,900 Active 62 DOM
3. 2026-06-16
   days on market $99,900 Active 61 DOM
4. 2026-06-15
   days on market $99,900 Active 60 DOM
5. 2026-06-14
   days on market $99,900 Active 58 DOM
6. 2026-06-13
   days on market $99,900 Active 57 DOM
7. 2026-06-10
   days on market $99,900 Active 55 DOM
8. 2026-06-09
   days on market $99,900 Active 54 DOM
9. 2026-06-08
   days on market $99,900 Active 53 DOM
10. 2026-06-07
    days on market $99,900 Active 52 DOM
11. 2026-06-05
    days on market $99,900 Active 49 DOM
12. 2026-06-02
    days on market $99,900 Active 47 DOM
13. 2026-06-01
    days on market $99,900 Active 46 DOM
14. 2026-05-31
    days on market $99,900 Active 45 DOM
15. 2026-05-30
    days on market $99,900 Active 44 DOM
16. 2026-04-15
    listed $99,900 Active 504-char remark

    Show marketing remark (504 chars)

    Location, location, location! Wonderful split floorplan, 2 bed 2 bath in over 55 community. Brand new laminate flooring and carpet. Open floorplan with dining room built-ins. Handicap ramp at backdoor lets you easily bring in groceries from the carport. Plenty of outside space with this unit, front porch for coffee, lattice privacy area at carport side, and full rear garden area. Home includes storage shed. Don't miss this one! Sale is mobil only, does not include land. Space rent is $600 per month.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥89°F today · 12 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: $18,465
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,906
• Taxable income: $5,010
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $5,100/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 mobile home is in good condition with recent updates and improvements. It is move-in ready with a good curb appeal and potential for further enhancements.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace outdoor light fixtures — Improves curb appeal and safety
• Both Install new outdoor lighting — Enhances curb appeal and safety
• Both Replace outdoor carpet with a more durable material — Improves durability and appearance
• Both Install new outdoor furniture — Enhances curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace outdoor light fixtures — Improves curb appeal and safety ↑
• Both Install new outdoor lighting — Enhances curb appeal and safety ↑
• Both Replace outdoor carpet with a more durable material — Improves durability and appearance ↑
• Both Install new outdoor furniture — Enhances curb appeal and functionality ↑

ⓘ 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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -97.55%
• Current HPI: 350.7591
• Rent YoY: ▲ 0.21%
• 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

1 event — show timeline

• 2026-04-15 Listed $99,900 PAARMLS as Distributed by MLS Grid