601 Beachcomber Blvd #394 · Lake Havasu City, AZ 86403

$140,000

2 bd · 1.5 ba · 812 sqft · Manufactured · 118 Days on market

Built 1991 Good condition $172/sqft · 30% below area Est $199k · 30% under ↓ 42% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * ON LEASED LAND * * * Live On The Island! Short Term Rentals Allowed. 2 Bedroom 2 Bath Home, Large Open Kitchen with Natural Gas Cooking! Large 49Dx9'10Hx14'05W Carport & Outdoor Patio, Extra Large Lot, Tons Of Side Parking, Stunning Lake & Mountain Views Minutes From Stepping Outside Your Door, Enjoy, Off-Roading, Boat & Jet Ski Launch Ramp, Kayak Around The Island, 3 Mile Paved Flat Walking Path & Bike Path, Fishing Spots, Walk To Historic Miniature Lighthouses, Enjoy the Sunrise & Sunsets Off the Water. Close to Local Bars, Restaurants and Nature, This Home Has It All! Located in the Beautiful Beachcomber Estates, Gated with Community Pool, Spa, RV Park, Clubhouse, Park with Horseshoes, Bocce Ball, Putting Green, Love Where You Live!

Key facts

• Jet ski launch ramp
• Stunning lake views
• Boat launch ramp

Tags

• LARGE OPEN KITCHEN
• OUTDOOR PATIO
• STUNNING LAKE VIEWS
• MOUNTAIN VIEWS
• BOAT LAUNCH RAMP
• JET SKI LAUNCH RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+3.4%/yr); 387 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

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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

• It's been on market 118 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 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?
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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $199,343
• List price: $140,000
• Delta: -29.77%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Beachcomber Blvd #394	0.00mi	2/1.5	812 (0%)	0mo	$125,000	$154	100
601 Beachcomber Blvd #384	0.00mi	2/1.5	800 (-2%)	8mo	$230,000	$288	91
601 Beachcomber Blvd #325	0.00mi	2/2.0	896 (+10%)	7mo	$155,000	$173	75
555 Beachcomber Blvd Unit B15	0.18mi	2/2.0	755 (-7%)	5mo	$530,000	$702	73
601 Beachcomber Blvd #311	0.00mi	2/1.0	720 (-11%)	8mo	$100,000	$139	73
601 Beachcomber Blvd #490	0.00mi	3/1.5 (+1)	720 (-11%)	4mo	$98,000	$136	73
555 Beachcomber Blvd Unit D39	0.18mi	2/2.0	760 (-6%)	11mo	$214,000	$282	70
601 Beachcomber Blvd #308	0.00mi	2/2.0	720 (-11%)	12mo	$150,000	$208	69
555 Beachcomber Blvd Unit D38	0.18mi	2/2.0	800 (-2%)	23mo	$270,000	$338	68
601 Beachcomber Blvd #324	0.32mi	2/1.5	880 (+8%)	6mo	$118,000	$134	66
601 Beachcomber Blvd #328	0.00mi	2/1.0	728 (-10%)	24mo	$70,000	$96	61
555 Beachcomber Blvd Blvd Unit D10	0.18mi	2/1.0	890 (+10%)	16mo	$275,000	$309	60

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,721
• Equity at exit: $20,874

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,929
• Equity at exit: $12,105

Cash invested: $39,200 (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 86403

• Home prices YoY: -33.5%
• Rents YoY: 3.4%
• Active inventory: 387
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $178

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $274	-5% $226	+0% $178	+5% $129	+10% $81
Rent	-10% $63	-5% $120	+0% $178	+5% $235	+10% $292
Rate	-1.0pp $248	-0.5pp $213	base $178	+0.5pp $141	+1.0pp $104

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Genoa Dr Lake Havasu City, AZ	2.0	2.0	1094	$1,695	$1.55	14d	1	0.69mi

Listing history 9 events

1. 2026-06-01
   status $140,000 Pending 118 DOM
2. 2026-05-31
   days on market $140,000 Active 118 DOM
3. 2026-05-30
   days on market $140,000 Active 117 DOM
4. 2026-05-14
   price $140,000 786-char remark

   Show marketing remark (786 chars)

   * * * ON LEASED LAND * * * Live On The Island! Short Term Rentals Allowed. 2 Bedroom 2 Bath Home, Large Open Kitchen with Natural Gas Cooking! Large 49Dx9'10Hx14'05W Carport & Outdoor Patio, Extra Large Lot, Tons Of Side Parking, Stunning Lake & Mountain Views Minutes From Stepping Outside Your Door, Enjoy, Off-Roading, Boat & Jet Ski Launch Ramp, Kayak Around The Island, 3 Mile Paved Flat Walking Path & Bike Path, Fishing Spots, Walk To Historic Miniature Lighthouses, Enjoy the Sunrise & Sunsets Off the Water. Close to Local Bars, Restaurants and Nature, This Home Has It All! Located in the Beautiful Beachcomber Estates, Gated with Community Pool, Spa, RV Park, Clubhouse, Park with Horseshoes, Bocce Ball, Putting Green, Love Where You Live!

5. 2026-04-06
   price $150,000 786-char remark

   Show marketing remark (786 chars)

   * * * ON LEASED LAND * * * Live On The Island! Short Term Rentals Allowed. 2 Bedroom 2 Bath Home, Large Open Kitchen with Natural Gas Cooking! Large 49Dx9'10Hx14'05W Carport & Outdoor Patio, Extra Large Lot, Tons Of Side Parking, Stunning Lake & Mountain Views Minutes From Stepping Outside Your Door, Enjoy, Off-Roading, Boat & Jet Ski Launch Ramp, Kayak Around The Island, 3 Mile Paved Flat Walking Path & Bike Path, Fishing Spots, Walk To Historic Miniature Lighthouses, Enjoy the Sunrise & Sunsets Off the Water. Close to Local Bars, Restaurants and Nature, This Home Has It All! Located in the Beautiful Beachcomber Estates, Gated with Community Pool, Spa, RV Park, Clubhouse, Park with Horseshoes, Bocce Ball, Putting Green, Love Where You Live!

6. 2026-03-16
   price $155,000 786-char remark

   Show marketing remark (786 chars)

   * * * ON LEASED LAND * * * Live On The Island! Short Term Rentals Allowed. 2 Bedroom 2 Bath Home, Large Open Kitchen with Natural Gas Cooking! Large 49Dx9'10Hx14'05W Carport & Outdoor Patio, Extra Large Lot, Tons Of Side Parking, Stunning Lake & Mountain Views Minutes From Stepping Outside Your Door, Enjoy, Off-Roading, Boat & Jet Ski Launch Ramp, Kayak Around The Island, 3 Mile Paved Flat Walking Path & Bike Path, Fishing Spots, Walk To Historic Miniature Lighthouses, Enjoy the Sunrise & Sunsets Off the Water. Close to Local Bars, Restaurants and Nature, This Home Has It All! Located in the Beautiful Beachcomber Estates, Gated with Community Pool, Spa, RV Park, Clubhouse, Park with Horseshoes, Bocce Ball, Putting Green, Love Where You Live!

7. 2026-02-03
   listed $165,000 Active 786-char remark

   Show marketing remark (786 chars)

   * * * ON LEASED LAND * * * Live On The Island! Short Term Rentals Allowed. 2 Bedroom 2 Bath Home, Large Open Kitchen with Natural Gas Cooking! Large 49Dx9'10Hx14'05W Carport & Outdoor Patio, Extra Large Lot, Tons Of Side Parking, Stunning Lake & Mountain Views Minutes From Stepping Outside Your Door, Enjoy, Off-Roading, Boat & Jet Ski Launch Ramp, Kayak Around The Island, 3 Mile Paved Flat Walking Path & Bike Path, Fishing Spots, Walk To Historic Miniature Lighthouses, Enjoy the Sunrise & Sunsets Off the Water. Close to Local Bars, Restaurants and Nature, This Home Has It All! Located in the Beautiful Beachcomber Estates, Gated with Community Pool, Spa, RV Park, Clubhouse, Park with Horseshoes, Bocce Ball, Putting Green, Love Where You Live!

8. 2024-06-13
   price $220,000
9. 2024-05-25
   listed $239,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°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: $17,395
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,073
• Taxable loss: −$103
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,156/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 · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace carport roof — Improves durability and appearance
• Both Upgrade kitchen appliances — Modernizes the space and adds value
• Both Install new flooring in bathrooms — Enhances aesthetics and functionality
• Both Add landscaping around the house — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace carport roof — Improves durability and appearance ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑
• Both Install new flooring in bathrooms — Enhances aesthetics and functionality ↑
• Both Add landscaping around the house — Improves curb appeal and adds 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: 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): 18,295
• Household income: $58,967
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 703.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -194.25%
• Current HPI: 384.7996
• Rent YoY: ▲ 3.43%
• 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

-41.6% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $140,000 LHAR
• 2026-04-06 Price Changed $150,000 LHAR
• 2026-03-16 Price Changed $155,000 LHAR
• 2026-02-03 Listed $165,000 LHAR
• 2024-06-13 Price Changed $220,000 LHAR
• 2024-05-25 Listed $239,900 LHAR