510 Copper Basin Rd #88 · Prescott, AZ 86303

$99,900

2 bd · 1.0 ba · 840 sqft · Manufactured · 101 Days on market

Built 1992 Good condition $119/sqft · 75% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 55+ home at 510 Copper Basin Rd, Unit 88 Featuring a remodeled interior, this home offers a new kitchen, updated flooring, and new double-pane windows for improved comfort and efficiency. The roof was replaced in 2012, and the HVAC system was updated in 2011, providing peace of mind on major components.Outside, you'll find a concrete driveway with a covered carport and an additional storage shed--perfect for convenience and extra storage.With lot rent of $750/month and a convenient location close to shopping, dining, and medical services, this home offers a great combination of comfort, updates, and value. A great opportunity for comfortable, low-maintenance living in a desirable community!This home could be moved to a different park if needed.

Key facts

• New kitchen
• New water heater
• Modern finishes

Tags

• REMODELED HOME
• NEW KITCHEN
• UPDATED FLOORING
• MODERN FINISHES
• NEW DOUBLE-PANE WINDOWS
• NEW WATER HEATER

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$398,757) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $691 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $398,757
• List price: $99,900
• Delta: -74.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 White Spar Rd #50	0.25mi	2/2.0	768 (-9%)	1mo	$98,500	$128	69
700 White Spar Rd #22	0.25mi	2/1.0	750 (-11%)	3mo	$25,000	$33	68

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: 15.6%
• Equity multiple: 1.61×
• Total profit: $17,020
• Equity at exit: $14,895

10-year hold

• IRR: 22.4%
• Equity multiple: 2.69×
• Total profit: $47,340
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $583

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $652	-5% $617	+0% $583	+5% $548	+10% $514
Rent	-10% $456	-5% $519	+0% $583	+5% $647	+10% $710
Rate	-1.0pp $633	-0.5pp $608	base $583	+0.5pp $557	+1.0pp $531

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	14d	1	0.20mi
717 S Granite St #4 Prescott, AZ	2.0	1.5	910	$1,800	$1.98	22d	1	0.28mi
378 Park Ave Prescott, AZ	2.0	1.5	838	$2,300	$2.74	22d	1	0.30mi
701 White Spar Rd Prescott, AZ	1.0–2.0	1.0–2.0	751	$1,850	$2.46	14d	10	0.30mi
740 S Montezuma St Prescott, AZ	2.0	1.5	878	$1,500	$1.71	14d	1	0.33mi
312 Bridge St Unit 4 Prescott, AZ	2.0	1.0	880	$1,395	$1.59	22d	1	0.40mi
411 S Cortez St Prescott, AZ	1.0	1.0	754	$1,650	$2.19	44d	1	0.49mi
422 S Marina St Prescott, AZ	2.0	1.0	884	$1,600	$1.81	44d	1	0.52mi
315 S Cortez St Unit B Prescott, AZ	2.0	1.0	1050	$2,500	$2.38	44d	1	0.58mi
415 S Alarcon St Unit C Prescott, AZ	2.0	1.0	1000	$1,700	$1.70	14d	1	0.64mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	44d	1	0.72mi
315 E Carleton St Prescott, AZ	2.0	1.0	874	$1,500	$1.72	14d	6	0.74mi
347 S Mount Vernon Ave Prescott, AZ	2.0	2.0	1110	$2,450	$2.21	44d	1	0.80mi
304 E Goodwin St Unit 1257809P Prescott, AZ	2.0	2.0	893	$4,182	$4.68	14d	1	0.81mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	22d	1	0.86mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	22d	1	0.86mi
314 S Virginia St Unit 1 Prescott, AZ	2.0	1.0	800	$1,275	$1.59	22d	1	0.87mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	44d	1	0.87mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	22d	1	0.87mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	22d	2	0.89mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	44d	1	0.97mi
350 Rim Rock Cir #2 Prescott, AZ	2.0	2.0	1014	$1,750	$1.73	44d	1	1.06mi
336 Country Club Cir Unit C-1 Prescott, AZ	2.0	2.0	929	$1,575	$1.70	22d	1	1.11mi
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	44d	1	1.15mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	44d	1	1.16mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	22d	1	1.16mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,400	$1.44	14d	5	1.16mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	22d	1	1.17mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	44d	1	1.24mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	44d	1	1.24mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	44d	1	1.24mi
1004 E Goodwin St Unit 1 Prescott, AZ	2.0	1.0	830	$1,445	$1.74	14d	1	1.26mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	14d	1	1.27mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	44d	1	1.33mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.35mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.36mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	14d	1	1.42mi
628 1st St Apt 2C Prescott, AZ	1.0	1.0	840	$1,100	$1.31	44d	1	1.43mi
1206 Stetson Rd Unit 202 Prescott, AZ	2.0	1.0	791	$1,195	$1.51	22d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $99,900 Active 101 DOM
2. 2026-06-17
   days on market $99,900 Active 100 DOM
3. 2026-06-16
   days on market $99,900 Active 99 DOM
4. 2026-06-15
   days on market $99,900 Active 98 DOM
5. 2026-06-14
   days on market $99,900 Active 96 DOM
6. 2026-06-13
   days on market $99,900 Active 95 DOM
7. 2026-06-10
   days on market $99,900 Active 93 DOM
8. 2026-06-09
   days on market $99,900 Active 92 DOM
9. 2026-06-08
   days on market $99,900 Active 91 DOM
10. 2026-06-07
    days on market $99,900 Active 90 DOM
11. 2026-06-05
    days on market $99,900 Active 87 DOM
12. 2026-06-02
    days on market $99,900 Active 85 DOM
13. 2026-06-01
    days on market $99,900 Active 84 DOM
14. 2026-05-31
    days on market $99,900 Active 83 DOM
15. 2026-05-30
    days on market $99,900 Active 82 DOM
16. 2026-05-15
    price $99,900 786-char remark

    Show marketing remark (786 chars)

    Welcome to this well-maintained 55+ home at 510 Copper Basin Rd, Unit 88 Featuring a remodeled interior, this home offers a new kitchen, updated flooring, and new double-pane windows for improved comfort and efficiency. The roof was replaced in 2012, and the HVAC system was updated in 2011, providing peace of mind on major components.Outside, you'll find a concrete driveway with a covered carport and an additional storage shed--perfect for convenience and extra storage.With lot rent of $750/month and a convenient location close to shopping, dining, and medical services, this home offers a great combination of comfort, updates, and value. A great opportunity for comfortable, low-maintenance living in a desirable community!This home could be moved to a different park if needed.

17. 2026-03-09
    listed $109,900 Active 786-char remark

    Show marketing remark (786 chars)

    Welcome to this well-maintained 55+ home at 510 Copper Basin Rd, Unit 88 Featuring a remodeled interior, this home offers a new kitchen, updated flooring, and new double-pane windows for improved comfort and efficiency. The roof was replaced in 2012, and the HVAC system was updated in 2011, providing peace of mind on major components.Outside, you'll find a concrete driveway with a covered carport and an additional storage shed--perfect for convenience and extra storage.With lot rent of $750/month and a convenient location close to shopping, dining, and medical services, this home offers a great combination of comfort, updates, and value. A great opportunity for comfortable, low-maintenance living in a desirable community!This home could be moved to a different park if needed.

18. 2024-04-04
    price $79,000
19. 2024-02-23
    status Active
20. 2024-02-22
    historical
21. 2024-02-15
    status Pending
22. 2024-01-11
    status Active
23. 2024-01-08
    status Pending
24. 2023-12-04
    price $84,900
25. 2023-12-03
    status Active
26. 2023-11-26
    status Pending
27. 2023-09-18
    price $89,000
28. 2023-08-06
    listed $95,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°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: $19,341
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,906
• Taxable income: $5,746
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $5,615/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 55+ manufactured home offers updated interiors and exterior features, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace storage shed — Improves functionality and value
• Both Install new front door — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace storage shed — Improves functionality and value ↑
• Both Install new front door — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.2% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $99,900 PAARMLS as Distributed by MLS Grid
• 2026-03-09 Listed $109,900 PAARMLS as Distributed by MLS Grid
• 2024-04-04 Price Changed $79,000 PAARMLS as Distributed by MLS Grid
• 2024-02-23 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-02-22 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-02-15 Pending — PAARMLS as Distributed by MLS Grid
• 2024-01-11 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-01-08 Pending — PAARMLS as Distributed by MLS Grid
• 2023-12-04 Price Changed $84,900 PAARMLS as Distributed by MLS Grid
• 2023-12-03 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-11-26 Pending — PAARMLS as Distributed by MLS Grid
• 2023-09-18 Price Changed $89,000 PAARMLS as Distributed by MLS Grid
• 2023-08-06 Listed $95,000 PAARMLS as Distributed by MLS Grid