2686 Anita Ave · Lake Havasu City, AZ 86404

$219,900

2 bd · 2.0 ba · 1,248 sqft · Land public records · 3 Days on market

Built 1979 6,098 sqft lot $15/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Mobile Home in Mountain View Estates. 2 bedroom 2 bath, large living room with good size bedrooms. Inside laundry with built in desk. Long carport to park boat and cars, fenced in front and backyard with Storage Shed. Permitted bonus room. Front door entrance through carport.

Key facts

• Indoor laundry area
• Fenced back yard
• Built-in desk

Tags

• INDOOR LAUNDRY AREA
• BUILT-IN DESK
• PERMITTED BONUS ROOM
• FENCED FRONT YARD
• FENCED BACK YARD
• STORAGE SHED

Property features AI

Finance

• Other: Zoned L-RMH (Manufactured Home District)
• HOA & community: Homeowners association with an annual fee of $180 (about $15/month)

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; 200+ amp electrical service; Natural gas available and connected
• Home design: Manufactured home (double wide); Residential property
• Construction: Vertical siding; Shingle roof
• Exterior features: Patio; Chain link fencing; Shed(s); Has a view; Level lot

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s)
• Interior features: Laminate counters; Smart thermostat; Ceiling fans; Pantry; Walk-in closet(s)
• Laundry & utility: Laundry area inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $220k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (21.0% below list).
• Recommended offer: $174k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.0% in Lake Havasu City — 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nautilus Elementary School (math 51% / reading 44%, grade D, #303 of 1,109 statewide, top 28%, 360 students, 52% FRL); Thunderbolt Middle School (math 27% / reading 34%, grade F, #81 of 218 statewide, top 37%, 851 students, 41% FRL); Lake Havasu High School (math 29% / reading 33%, grade F, #111 of 381 statewide, top 29%, 1,813 students, 31% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents flat; 420 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $137k; list at $220k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,645 (21.0% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.19×
• Total profit: $-49,967
• Equity at exit: $32,788

10-year hold

• IRR: -28.1%
• Equity multiple: -0.18×
• Total profit: $-72,368
• Equity at exit: $19,013

Cash invested: $61,572 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 420
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$15
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-163

Break-even live

Break-even rent $1,943

Max offer price $196,330

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-87	+0% $-163	+5% $-239	+10% $-315
Rent	-10% $-300	-5% $-231	+0% $-163	+5% $-94	+10% $-26
Rate	-1.0pp $-52	-0.5pp $-107	base $-163	+0.5pp $-220	+1.0pp $-278

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2560 James Dr Lake Havasu City, AZ	2.0	2.0	1311	$1,600	$1.22	22d	1	0.19mi
3000 Appletree Dr Lake Havasu City, AZ	3.0	2.0	1487	$1,900	$1.28	45d	1	0.64mi
2345 Palo Verde Blvd N Lake Havasu City, AZ	3.0	2.0	1040	$2,500	$2.40	45d	1	0.69mi
2265 Malahini Dr Lake Havasu City, AZ	3.0	2.0	1437	$2,300	$1.60	45d	1	0.72mi
2685 Palisades Dr Unit C Lake Havasu City, AZ	1.0	1.0	800	$1,250	$1.56	45d	1	0.76mi
2557 Palisades Dr Lake Havasu City, AZ	3.0	2.0	1265	$1,750	$1.38	22d	1	0.77mi
2759 Palisades Dr Unit 101 Lake Havasu City, AZ	2.0	2.0	1035	$1,500	$1.45	22d	1	0.83mi
2730 Palisades Dr #102 Lake Havasu City, AZ	3.0	2.0	1435	$2,149	$1.50	45d	1	0.84mi
1241 Palmas Dr Lake Havasu City, AZ	3.0	2.0	1414	$1,500	$1.06	15d	1	0.86mi
2806 Palisades Dr Unit 101 Lake Havasu City, AZ	2.0	2.0	1033	$1,495	$1.45	15d	1	0.91mi
2411 Kiowa Blvd N Lake Havasu City, AZ	2.0	2.0	750	$1,675	$2.23	45d	1	0.97mi
2320 Sandwood Dr Unit 3 Lake Havasu City, AZ	2.0	1.0	800	$1,100	$1.38	45d	1	0.97mi
2470 Huntington Dr Lake Havasu City, AZ	2.0	2.0	1125	$1,350	$1.20	45d	1	1.04mi
2212 Kiowa Blvd N #115 Lake Havasu City, AZ	1.0	1.0	774	$1,500	$1.94	22d	1	1.05mi
1435 Beefeater Dr Lake Havasu City, AZ	3.0	2.0	1450	$2,300	$1.59	22d	1	1.09mi
2212 N Kiowa Blvd #226 Lake Havasu City, AZ	1.0	1.0	774	$1,300	$1.68	45d	1	1.10mi
2231 Sandwood Dr Unit S2231-102 Lake Havasu City, AZ	1.0	1.0	1128	$1,150	$1.02	45d	1	1.14mi
1370 N Lake Havasu Ave Unit 102 Lake Havasu City, AZ	2.0	1.0	900	$1,650	$1.83	15d	1	1.17mi
2200 Sandwood Dr Unit A101 Lake Havasu City, AZ	2.0	2.0	819	$1,500	$1.83	45d	1	1.23mi
2010 Bombay Dr Lake Havasu City, AZ	3.0	2.0	1406	$2,500	$1.78	45d	1	1.25mi
3045 Palisades Dr Unit 102 Lake Havasu City, AZ	2.0	2.0	966	$1,400	$1.45	45d	1	1.29mi
3045 Palisades Dr Unit 101 Lake Havasu City, AZ	3.0	2.0	1245	$1,725	$1.39	45d	1	1.29mi
1050 Date Dr Lake Havasu City, AZ	3.0	2.0	1301	$2,295	$1.76	45d	1	1.29mi
2610 Havasupai Blvd Lake Havasu City, AZ	3.0	2.0	1040	$1,600	$1.54	45d	1	1.31mi
2620 Havasupai Blvd Lake Havasu City, AZ	3.0	2.0	1236	$1,800	$1.46	45d	1	1.31mi
1226 N Lake Havasu Ave Lake Havasu City, AZ	2.0	1.0	1300	$1,500	$1.15	15d	1	1.35mi
2086 Sandwood Dr Lake Havasu City, AZ	2.0	2.0	1123	$1,700	$1.51	46d	1	1.43mi
2095 Runabout Dr Lake Havasu City, AZ	2.0	1.0	720	$1,450	$2.01	15d	1	1.45mi
3030 Winterhaven Dr Unit 102 Lake Havasu City, AZ	3.0	2.0	1107	$1,200	$1.08	15d	1	1.49mi
2982 Winterhaven Dr Lake Havasu City, AZ	2.0	2.0	1100	$1,400	$1.27	22d	1	1.50mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 3 events

1. 2026-06-21
   days on market $219,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $219,900 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥113°F today · 11 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: $20,837
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$180
• − Depreciation: −$6,397
• Taxable loss: −$5,789
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $-565/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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• Metro: Lake Havasu City-Kingman, 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

+109.4% since first listed

7 events — show timeline

• 2026-06-15 Listed $219,900 LHAR
• 2019-12-04 Sold (Public Records) $136,900 Public Records
• 2019-12-04 Sold (MLS) $136,900 LHAR
• 2019-07-22 Listed $146,900 LHAR
• 2018-07-19 Sold (MLS) $119,000 LHAR
• 2018-05-02 Listed $119,000 LHAR
• 2004-05-24 Sold (Public Records) $105,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $307 · +2.3% YoY. Source: county tax records.