10285 S Hamilton Dr · Arizona Village, AZ 86440

$160,000

3 bd · 3.0 ba · 1,352 sqft · SingleFamily public records · 58 Days on market

Built 1967 9,148 sqft lot Est $251k · 36% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Older home ready for a make over. Large detached garage with bathroom.

Key facts

• Rv parking
• Primary suite
• Detached garage

Tags

• RV PARKING
• DETACHED GARAGE
• PRIMARY SUITE
• BLOCKS FROM COLORADO RIVER
• MINUTES FROM BOAT RAMP

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Drive-through access; RV access/parking; 4 garage spaces
• Utilities: Public water; Septic tank sewer; 220-volt electrical service
• Home design: Single-family residence; One story; Entry with 36" door
• Construction: Shingle roof
• Exterior features: Enclosed patio; Patio; Back yard fencing; Unimproved road frontage; R1 single-family residential zoning; Lot roughly 0.21 acres (approx. 90 x 100)

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Marble; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Accessible full bath
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (4.8% below list).
• Recommended offer: $152k (4.8% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $152,394 (4.8% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $251,472
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10102 S River Delta Rd	0.39mi	3/2.0	1,344 (-1%)	5mo	$142,500	$106	73
1396 E Empire Rd	0.08mi	3/2.0	1,395 (+3%)	22mo	$260,000	$186	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $102,157
• Equity at exit: $144,141

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $288,854
• Equity at exit: $310,845

Cash invested: $44,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $237

Break-even live

Break-even rent $1,224

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9815 S Phoenix Dr Mohave Valley, AZ	3.0	2.0	1146	$1,600	$1.40	13d	1	1.28mi
503 California Ave Needles, CA	3.0	2.0	1428	$1,500	$1.05	13d	1	1.32mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	13d	1	1.38mi
10044 S Kent Rd Mohave Valley, AZ	3.0	2.0	1643	$1,600	$0.97	13d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 58 DOM
2. 2026-06-17
   days on market $160,000 Active 57 DOM
3. 2026-06-16
   days on market $160,000 Active 56 DOM
4. 2026-06-15
   days on market $160,000 Active 55 DOM
5. 2026-06-14
   days on market $160,000 Active 53 DOM
6. 2026-06-13
   days on market $160,000 Active 52 DOM
7. 2026-06-10
   days on market $160,000 Active 50 DOM
8. 2026-06-09
   days on market $160,000 Active 49 DOM
9. 2026-06-08
   days on market $160,000 Active 48 DOM
10. 2026-06-07
    days on market $160,000 Active 47 DOM
11. 2026-06-05
    days on market $160,000 Active 44 DOM
12. 2026-06-03
    days on market $160,000 Active 43 DOM
13. 2026-06-02
    days on market $160,000 Active 42 DOM
14. 2026-06-01
    days on market $160,000 Active 41 DOM
15. 2026-05-31
    days on market $160,000 Active 40 DOM
16. 2026-05-30
    days on market $160,000 Active 39 DOM
17. 2026-04-21
    listed $160,000 Active
18. 2021-06-30
    soldstatus $125,000 70-char remark

    Show marketing remark (70 chars)

    Older home ready for a make over. Large detached garage with bathroom.

19. 2021-06-25
    soldstatus $125,000
20. 2021-03-26
    listed $135,000 70-char remark

    Show marketing remark (70 chars)

    Older home ready for a make over. Large detached garage with bathroom.

21. 2021-03-10
    soldstatus $84,000
22. 2002-06-26
    soldstatus $55,000
23. 1994-07-08
    soldstatus $53,000

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$319/yr (+$27/mo · 43.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,287
• − Mortgage interest: −$8,962
• − Property taxes: −$737
• − Insurance: −$800
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,655
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,791/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

• City population: 15,467
• 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

+201.9% since first listed

7 events — show timeline

• 2026-04-21 Listed $160,000 WARDEX
• 2021-06-30 Sold (MLS) $125,000 WARDEX
• 2021-06-25 Sold (Public Records) $125,000 Public Records
• 2021-03-26 Listed $135,000 WARDEX
• 2021-03-10 Sold (Public Records) $84,000 Public Records
• 2002-06-26 Sold (Public Records) $55,000 Public Records
• 1994-07-08 Sold (Public Records) $53,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $737 · +15.4% YoY. Source: county tax records.