689 Whipple St #8 · Prescott, AZ 86301

$109,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 166 Days on market

Manufactured home 55+ age-restricted Built 1990 Good condition $111/sqft · 66% below area ↓ 12% since listing

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.7

Listing remarks MLS

Best 55+ community location in town! Across from medical, shopping and the ''Y'' for swimming and exercise. Spotless upgraded 1990 Kirkwood model home in quiet and secure neighborhood. Entire home renovated. New paint inside and out, cabinets, quartz counters, Samsung appliances, luxury vinyl plank flooring, tiled showers, upgraded electrical, plumbing and fixtures. Roof coated and new gutters and gutter guards. Enjoy your little shady spot in the Prescott trees without the worry of gutter cleaning! Covered parking and 8x10 shed give you all you need!Realtor Only: Space rent $550. Must pass background check. 1 approved pet ok. Resident pays electric, gas, water/sewer and trash.

Key facts

• Quartz counters
• Samsung appliances
• Upgraded model home

Tags

• UPGRADED MODEL HOME
• ENTIRE HOME RENOVATED
• NEW PAINT INSIDE AND OUT
• QUARTZ COUNTERS
• SAMSUNG APPLIANCES
• LUXURY VINYL PLANK FLOORING

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$318,108) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 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.
• Zoned schools: Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL).
• Market conditions: Rents flat; 620 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $754 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.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $318,108
• List price: $109,000
• Delta: -65.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 Division St #26	0.06mi	2/2.0 (-1)	980 (0%)	22mo	$92,000	$94	74
837 Division St #30	0.06mi	2/2.0 (-1)	896 (-9%)	18mo	$79,900	$89	63
818 Lincoln Ave	0.20mi	2/2.0 (-1)	1,050 (+7%)	16mo	$240,000	$229	61
960 Peace Ln #62	0.56mi	2/1.0 (-1)	950 (-3%)	8mo	$54,900	$58	53
804 Oak Terrace Dr	0.48mi	2/1.0 (-1)	961 (-2%)	19mo	$160,000	$166	50
960 Peace Lane -- #55	0.56mi	2/1.0 (-1)	880 (-10%)	9mo	$40,000	$45	40

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,132
• Equity at exit: $16,252

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $8,748
• Equity at exit: $9,424

Cash invested: $30,520 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $59,900 ($67/sqft)
• Median days on market: 927 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +385.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 620
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $301

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $376	-5% $338	+0% $301	+5% $263	+10% $225
Rent	-10% $195	-5% $248	+0% $301	+5% $353	+10% $406
Rate	-1.0pp $356	-0.5pp $328	base $301	+0.5pp $272	+1.0pp $244

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: $27,250
• Closing costs: $3,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 N Walnut St Unit 15 Prescott, AZ	2.0	2.0	1082	$2,150	$1.99	93d	1	0.26mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	62d	1	0.34mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	70d	1	0.34mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	93d	1	0.46mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	93d	1	0.46mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	93d	1	0.51mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	93d	1	0.52mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	93d	1	0.52mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	93d	1	0.52mi
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	93d	1	0.56mi
131 Whipple Extention Unit B Prescott, AZ	2.0	1.0	865	$1,400	$1.62	93d	1	0.57mi
131 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,500	$1.73	62d	1	0.57mi
141 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,400	$1.62	93d	1	0.58mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	93d	1	0.61mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	70d	1	0.62mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	62d	1	0.62mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	70d	2	0.91mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	70d	1	1.18mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	70d	1	1.33mi
304 E Goodwin St Unit 1257809P Prescott, AZ	2.0	2.0	893	$4,182	$4.68	62d	1	1.36mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	62d	4	1.45mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	70d	1	1.46mi
315 S Cortez St Unit B Prescott, AZ	2.0	1.0	1050	$2,500	$2.38	93d	1	1.46mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,750	$1.80	62d	5	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $109,000 Active 166 DOM
2. 2026-08-07
   days on market $109,000 Active 165 DOM
3. 2026-08-06
   days on market $109,000 Active 164 DOM
4. 2026-08-05
   days on market $109,000 Active 163 DOM
5. 2026-08-04
   days on market $109,000 Active 162 DOM
6. 2026-08-03
   days on market $109,000 Active 161 DOM
7. 2026-07-31
   days on market $109,000 Active 158 DOM
8. 2026-07-29
   days on market $109,000 Active 156 DOM
9. 2026-07-27
   days on market $109,000 Active 154 DOM
10. 2026-07-25
    days on market $109,000 Active 152 DOM
11. 2026-07-23
    days on market $109,000 Active 150 DOM
12. 2026-07-22
    days on market $109,000 Active 149 DOM
13. 2026-07-21
    days on market $109,000 Active 148 DOM
14. 2026-07-18
    days on market $109,000 Active 145 DOM
15. 2026-07-16
    days on market $109,000 Active 143 DOM
16. 2026-07-16
    days on market $109,000 Active 142 DOM
17. 2026-07-14
    days on market $109,000 Active 141 DOM
18. 2026-07-13
    pricedays on market $109,000 Active 140 DOM
19. 2026-07-12
    days on market $114,000 Active 139 DOM
20. 2026-07-11
    days on market $114,000 Active 138 DOM
21. 2026-07-10
    days on market $114,000 Active 137 DOM
22. 2026-07-09
    days on market $114,000 Active 136 DOM
23. 2026-07-08
    days on market $114,000 Active 135 DOM
24. 2026-07-07
    days on market $114,000 Active 134 DOM
25. 2026-07-06
    days on market $114,000 Active 133 DOM
26. 2026-07-06
    days on market $114,000 Active 132 DOM
27. 2026-07-04
    days on market $114,000 Active 131 DOM
28. 2026-07-03
    days on market $114,000 Active 130 DOM
29. 2026-07-02
    days on market $114,000 Active 129 DOM
30. 2026-07-01
    days on market $114,000 Active 128 DOM
31. 2026-06-30
    days on market $114,000 Active 127 DOM
32. 2026-06-29
    days on market $114,000 Active 126 DOM
33. 2026-06-28
    days on market $114,000 Active 125 DOM
34. 2026-06-28
    days on market $114,000 Active 124 DOM
35. 2026-06-27
    days on market $114,000 Active 123 DOM
36. 2026-06-25
    days on market $114,000 Active 121 DOM
37. 2026-06-23
    days on market $114,000 Active 119 DOM
38. 2026-06-21
    days on market $114,000 Active 118 DOM
39. 2026-06-18
    days on market $114,000 Active 115 DOM
40. 2026-06-17
    days on market $114,000 Active 114 DOM
41. 2026-06-16
    days on market $114,000 Active 113 DOM
42. 2026-06-15
    days on market $114,000 Active 112 DOM
43. 2026-06-14
    days on market $114,000 Active 110 DOM
44. 2026-06-13
    days on market $114,000 Active 109 DOM
45. 2026-06-10
    days on market $114,000 Active 107 DOM
46. 2026-06-09
    days on market $114,000 Active 106 DOM
47. 2026-06-08
    days on market $114,000 Active 105 DOM
48. 2026-06-07
    days on market $114,000 Active 104 DOM
49. 2026-06-05
    days on market $114,000 Active 101 DOM
50. 2026-06-02
    days on market $114,000 Active 99 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 15 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: $16,010
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,171
• Taxable income: $1,992
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,131/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

Good 80/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This 1990 Kirkwood manufactured home is in good condition with recent renovations, including new paint, cabinets, countertops, and appliances. It's located in a quiet and secure neighborhood with amenities nearby.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New countertops in kitchen — Improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Taylor Hicks School D- AZ #308/1,109 Nat'l #14,504/41,679 Middle Prescott Mile High Middle School F AZ #67/218 Nat'l #7,813/14,009

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

B Composite livability gradescore 73/100

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 · 241,389 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: 10% of renters

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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%

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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%

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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

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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

-12.2% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $114,000 PAARMLS as Distributed by MLS Grid
• 2026-05-02 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-03-25 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-01-15 Listed $119,000 PAARMLS as Distributed by MLS Grid
• 2023-12-29 Sold (MLS) $116,000 PAARMLS as Distributed by MLS Grid
• 2023-12-22 Pending — PAARMLS as Distributed by MLS Grid
• 2023-12-11 Contingent — PAARMLS as Distributed by MLS Grid
• 2023-11-17 Listed $129,900 PAARMLS as Distributed by MLS Grid