10018 Driftwood Cir · Arizona Village, AZ 86440

$87,000

2 bd · 1.0 ba · 672 sqft · Land public records · 293 Days on market

Built 1979 6,901 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

2-bedroom, one bathroom home in Mohave Valley, Arizona! This is real property (no space rent)!! Located just over the Needles bridge, straight into Arizona! Live seconds away from the Great Colorado River and seconds away from the Mojave Desert for endless 4x4ing!! This would make the perfect River/Desert pad. Only about 3 and a half hours from various Southern California cities! Property is a nice pie shaped lot that is fully fenced. Plenty of room for all of your summer and winter toys. Great investment property! Handyman special with great potential! Property is about 15 minutes south of Fort Mohave. Near by shopping and fuel. Jack Smith Boat launch is minutes away! Mohave Valley is

Key facts

• Fully fenced
• Great colorado river
• 6,901 sq ft lot

Tags

• FULLY FENCED
• QUIET RIVER COMMUNITY
• GREAT COLORADO RIVER

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Manufactured single-wide home; Residential property; Described as fixer
• Construction: Frame construction; Rolled/hot mop roof
• Exterior features: Covered patio; Patio; Front and backyard fencing (chain link)

Interior

• Kitchen: Partial open kitchen with breakfast bar
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $87k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#252 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 217 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.88×
• Total profit: $70,090
• Equity at exit: $78,376

10-year hold

• IRR: 32.1%
• Equity multiple: 8.74×
• Total profit: $188,440
• Equity at exit: $169,022

Cash invested: $24,360 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $357

Break-even live

Break-even rent $648

Max offer price $87,000

Occupancy floor 63%

Sensitivity live

Price	-10% $406	-5% $382	+0% $357	+5% $333	+10% $308
Rent	-10% $270	-5% $314	+0% $357	+5% $401	+10% $444
Rate	-1.0pp $401	-0.5pp $379	base $357	+0.5pp $335	+1.0pp $312

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Spruce St Needles, CA	1.0	1.0	542	$1,100	$2.03	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $87,000 Active 293 DOM
2. 2026-06-17
   days on market $87,000 Active 292 DOM
3. 2026-06-16
   days on market $87,000 Active 291 DOM
4. 2026-06-15
   days on market $87,000 Active 290 DOM
5. 2026-06-14
   days on market $87,000 Active 288 DOM
6. 2026-06-13
   days on market $87,000 Active 287 DOM
7. 2026-06-10
   days on market $87,000 Active 285 DOM
8. 2026-06-09
   days on market $87,000 Active 284 DOM
9. 2026-06-08
   days on market $87,000 Active 283 DOM
10. 2026-06-07
    days on market $87,000 Active 282 DOM
11. 2026-06-05
    days on market $87,000 Active 279 DOM
12. 2026-06-03
    days on market $87,000 Active 278 DOM
13. 2026-06-02
    days on market $87,000 Active 277 DOM
14. 2026-06-01
    days on market $87,000 Active 276 DOM
15. 2026-05-31
    days on market $87,000 Active 275 DOM
16. 2026-05-30
    days on market $87,000 Active 274 DOM
17. 2025-08-29
    listed $87,000 Active

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$342/yr (+$28/mo · 146.9%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°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: $13,200
• − Mortgage interest: −$4,873
• − Property taxes: −$233
• − Insurance: −$435
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,531
• Taxable income: $3,016
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,562/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Arizona Village

• Score: 56/100
• State rank: #252
• US rank: #22996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

1 event — show timeline

• 2025-08-29 Listed $87,000 WARDEX

Property tax history

+0.7%/yr

Latest (2025): $233 · +13.5% YoY. Source: county tax records.