100 Lark Ln · Prescott, AZ 86303

$549,900

4 bd · 3.0 ba · 2,853 sqft · SingleFamily public records · 83 Days on market

Built 1991 0.28 ac lot $193/sqft · 28% below area Est $760k · 28% under $60/mo HOA · 2% 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 +9.3/30.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• DSCR +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 4-BEDROOM 3-BATH HOME WITHOVER 2,850 SQUARE FOOT TREED LOTIN HIDDEN VALLEY RANCH! Seller wants SOLD! Price Just reduced. Large open plan with very spacious roomsfit for entertaining a large family.Large living room with great views andlarge family room. THERE ARE ONLY (2)HOMES ON THE STREET FOR SERENEPRIVACY! A short 5 min. drive to thedowntown square and grocery store, the sub-division backs to the Prescott National Forest with an ABUNDANCE of wildlife. AC and Heater replaced just 2 years ago. W/H just 6 years new and front siding replaced just 2 years ago. Over $50K in improvements made in last 5 years. Low H.O.A. at $60.00 per month. Extralarge garage (28'X24')+ with workshop area space.

Key facts

• Low h o a
• Spacious rooms
• Open plan

Tags

• OPEN PLAN
• SPACIOUS ROOMS
• ABUNDANCE OF WILDLIFE
• LOW H O A

🏷️ Possibly a rental listed for sale. The $549,900 price doesn't fit this home's estimated sale value (~$759,971) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $479k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (32.0% below list).
• Recommended offer: $374k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 516 active listings in the ZIP; 4 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).
• At $3,741/mo this rent would consume 62% of the median local household income ($72k/yr) (locally 763% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $130k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $278k; list at $550k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $374,128 (32.0% 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 83 days. Have you received any prior offers? Is the seller open to a 32% 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 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?
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: 0.68% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 12.2

CMA / ARV

• ARV (median comp): $759,971
• List price: $549,900
• Delta: -27.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1285 Coyote Rd	0.13mi	4/3.0	2,629 (-8%)	0mo	$765,500	$291	81
1145 Northwood Loop	0.17mi	4/3.0	2,477 (-13%)	3mo	$685,000	$277	68
110 Summit Pointe Dr	0.51mi	4/3.0	3,051 (+7%)	0mo	$1,044,000	$342	64
562 & 568 E Juniper Dr Unit 1 & 2	0.35mi	5/4.0 (+1)	2,786 (-2%)	8mo	$1,085,000	$389	64
430 High Chaparral Loop	0.40mi	4/3.5	3,105 (+9%)	8mo	$735,000	$237	58
720 E Sky Terrace Dr	0.53mi	4/2.5	2,588 (-9%)	2mo	$527,050	$204	56
1780 Coyote Rd	0.67mi	4/3.0	2,748 (-4%)	8mo	$900,000	$328	56
713 Wilderness Pt	0.61mi	4/3.0	3,072 (+8%)	5mo	$1,235,000	$402	55
1495 Pine Tree Ln	0.52mi	4/3.5	2,506 (-12%)	1mo	$500,000	$200	53
1860 Coyote Rd	0.69mi	4/2.0	2,604 (-9%)	1mo	$675,000	$259	48
128 Summit Pointe Dr	0.53mi	3/2.5 (-1)	3,225 (+13%)	5mo	$1,000,000	$310	42
1900 Coyote Rd	0.71mi	3/2.5 (-1)	3,247 (+14%)	1mo	$840,000	$259	36

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-123,873
• Equity at exit: $81,992

10-year hold

• IRR: -26.7%
• Equity multiple: -0.15×
• Total profit: $-177,162
• Equity at exit: $47,545

Cash invested: $153,972 (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 86303

• Home prices YoY: -28.9%
• Rents YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,741 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$229
• HOA: −$60
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $-399

Break-even live

Break-even rent $4,246

Max offer price $479,446

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-243	+0% $-399	+5% $-554	+10% $-710
Rent	-10% $-694	-5% $-547	+0% $-399	+5% $-251	+10% $-103
Rate	-1.0pp $-122	-0.5pp $-259	base $-399	+0.5pp $-541	+1.0pp $-686

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1465 Valley Ranch Cir Prescott, AZ	4.0	3.5	3568	$6,000	$1.68	14d	1	0.46mi
401 Canyon Springs Rd Prescott, AZ	4.0	2.0	2137	$2,750	$1.29	44d	1	0.92mi
515 Sierra Prieta Dr Prescott, AZ	3.0	2.0	2288	$2,800	$1.22	14d	1	1.02mi
212 S Pleasant St Prescott, AZ	3.0	2.0	2080	$3,000	$1.44	44d	1	1.21mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 26 events

1. 2026-06-07
   pricestatusdays on market $549,900 Pending 83 DOM
2. 2026-06-05
   days on market $599,900 Active 80 DOM
3. 2026-06-02
   days on market $599,900 Active 78 DOM
4. 2026-06-01
   days on market $599,900 Active 77 DOM
5. 2026-05-31
   days on market $599,900 Active 76 DOM
6. 2026-05-30
   days on market $599,900 Active 75 DOM
7. 2026-05-18
   price $599,900 709-char remark

   Show marketing remark (709 chars)

   BEAUTIFUL 4-BEDROOM 3-BATH HOME WITHOVER 2,850 SQUARE FOOT TREED LOTIN HIDDEN VALLEY RANCH! Seller wants SOLD! Price Just reduced. Large open plan with very spacious roomsfit for entertaining a large family.Large living room with great views andlarge family room. THERE ARE ONLY (2)HOMES ON THE STREET FOR SERENEPRIVACY! A short 5 min. drive to thedowntown square and grocery store, the sub-division backs to the Prescott National Forest with an ABUNDANCE of wildlife. AC and Heater replaced just 2 years ago. W/H just 6 years new and front siding replaced just 2 years ago. Over $50K in improvements made in last 5 years. Low H.O.A. at $60.00 per month. Extralarge garage (28'X24')+ with workshop area space.

8. 2026-04-29
   price $624,900 709-char remark

   Show marketing remark (709 chars)

   BEAUTIFUL 4-BEDROOM 3-BATH HOME WITHOVER 2,850 SQUARE FOOT TREED LOTIN HIDDEN VALLEY RANCH! Seller wants SOLD! Price Just reduced. Large open plan with very spacious roomsfit for entertaining a large family.Large living room with great views andlarge family room. THERE ARE ONLY (2)HOMES ON THE STREET FOR SERENEPRIVACY! A short 5 min. drive to thedowntown square and grocery store, the sub-division backs to the Prescott National Forest with an ABUNDANCE of wildlife. AC and Heater replaced just 2 years ago. W/H just 6 years new and front siding replaced just 2 years ago. Over $50K in improvements made in last 5 years. Low H.O.A. at $60.00 per month. Extralarge garage (28'X24')+ with workshop area space.

9. 2026-04-10
   price $649,900 709-char remark

   Show marketing remark (709 chars)

   BEAUTIFUL 4-BEDROOM 3-BATH HOME WITHOVER 2,850 SQUARE FOOT TREED LOTIN HIDDEN VALLEY RANCH! Seller wants SOLD! Price Just reduced. Large open plan with very spacious roomsfit for entertaining a large family.Large living room with great views andlarge family room. THERE ARE ONLY (2)HOMES ON THE STREET FOR SERENEPRIVACY! A short 5 min. drive to thedowntown square and grocery store, the sub-division backs to the Prescott National Forest with an ABUNDANCE of wildlife. AC and Heater replaced just 2 years ago. W/H just 6 years new and front siding replaced just 2 years ago. Over $50K in improvements made in last 5 years. Low H.O.A. at $60.00 per month. Extralarge garage (28'X24')+ with workshop area space.

10. 2026-03-15
    listed $679,900 Active 709-char remark

    Show marketing remark (709 chars)

    BEAUTIFUL 4-BEDROOM 3-BATH HOME WITHOVER 2,850 SQUARE FOOT TREED LOTIN HIDDEN VALLEY RANCH! Seller wants SOLD! Price Just reduced. Large open plan with very spacious roomsfit for entertaining a large family.Large living room with great views andlarge family room. THERE ARE ONLY (2)HOMES ON THE STREET FOR SERENEPRIVACY! A short 5 min. drive to thedowntown square and grocery store, the sub-division backs to the Prescott National Forest with an ABUNDANCE of wildlife. AC and Heater replaced just 2 years ago. W/H just 6 years new and front siding replaced just 2 years ago. Over $50K in improvements made in last 5 years. Low H.O.A. at $60.00 per month. Extralarge garage (28'X24')+ with workshop area space.

11. 2023-06-21
    historical
12. 2023-06-21
    historical
13. 2023-06-21
    historical
14. 2023-06-21
    historical
15. 2023-06-21
    historical
16. 2023-06-21
    historical
17. 2013-05-14
    listed $399,900
18. 2013-05-14
    listed $399,900
19. 2013-05-14
    listed $399,900
20. 2013-05-14
    listed $399,900
21. 2013-05-14
    listed $399,900
22. 2013-05-14
    listed $399,900
23. 1998-04-30
    soldstatus $278,000
24. 1998-04-30
    soldstatus $278,000
25. 1994-01-21
    soldstatus $198,000
26. 1990-01-22
    soldstatus $198,000

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $3,629 · $302/mo
• Expected delta: +$1,450/yr (+$121/mo · 66.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 16 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: $44,895
• − Mortgage interest: −$30,803
• − Property taxes: −$2,179
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,592
• − Management: −$3,592
• − HOA: −$720
• − Depreciation: −$15,997
• Taxable loss: −$14,736
• Est. tax savings @ 24.0%: +$3,537
• After-tax cash flow: $-1,249/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: 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): 19,446
• Household income: $72,359
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 763.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -131.63%
• Current HPI: 323.9554
• Rent YoY: ▲ 0.51%
• 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

+203.0% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $599,900 PAARMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $624,900 PAARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $649,900 PAARMLS as Distributed by MLS Grid
• 2026-03-15 Listed $679,900 PAARMLS as Distributed by MLS Grid
• 2023-06-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-06-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-06-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-06-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-06-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-06-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2013-05-14 Listed $399,900 PAARMLS as Distributed by MLS Grid
• 2013-05-14 Listed $399,900 PAARMLS as Distributed by MLS Grid
• 2013-05-14 Listed $399,900 PAARMLS as Distributed by MLS Grid
• 2013-05-14 Listed $399,900 PAARMLS as Distributed by MLS Grid
• 2013-05-14 Listed $399,900 PAARMLS as Distributed by MLS Grid
• 2013-05-14 Listed $399,900 PAARMLS as Distributed by MLS Grid
• 1998-04-30 Sold (Public Records) $278,000 Public Records
• 1998-04-30 Sold (MLS) $278,000 PAARMLS as Distributed by MLS Grid
• 1994-01-21 Sold (Public Records) $198,000 Public Records
• 1990-01-22 Sold (Public Records) $198,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,179 · +3.1% YoY. Source: county tax records.