1531 Acklin Dr · Prescott, AZ 86301

$69,900

2 bd · 1.5 ba · 952 sqft · Manufactured · 51 Days on market

Manufactured home 55+ age-restricted Built 1982 Poor condition $73/sqft · 61% below area

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Condition / age +1.0/5.0
• Manufactured-home adj. -4.7

Listing remarks MLS

Home for Sale - Land Not IncludedDiscover this charming 2-bedroom, 1.5-bath home situated on a spacious double lot! Located close to Embry-Riddle University, Willow Lake trails, and a variety of shopping options, this home offers both convenience and comfort.This is not a 55+ neighborhood, and lot rent starts at $485/month. Please note that all prospective owners must be approved by the office.Did we mention the large double lot? It's a rare find and offers plenty of space to enjoy.Don't miss out - this home is waiting for you! All items stated in MLS shall be verified by the Buyer and Buyer's agent for accuracy.

Key facts

• Double lot
• Parking
• Built 1982

Tags

• DOUBLE LOT
• CLOSE TO WILLOW LAKE TRAILS
• VARIETY OF SHOPPING OPTIONS

🏷️ Possibly a rental listed for sale. The $69,900 price doesn't fit this home's estimated sale value (~$179,047) 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/1.5-bath manufactured listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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: Abia Judd Elementary School (math 55% / reading 53%, grade C, #215 of 1,109 statewide, top 20%, 505 students, 37% FRL); Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL); Prescott High School (math 27% / reading 35%, grade F, #111 of 381 statewide, top 29%, 1,436 students, 21% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents flat; 620 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $483 of loan paydown is wiped out by about $2k 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 + 0.2% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.19% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.66%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (median comp): $179,047
• List price: $69,900
• Delta: -60.96%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Acklin Dr	0.00mi	2/1.5	952 (0%)	2mo	$69,000	$72	99
1514 Private Rd	0.12mi	2/2.0	950 (-0%)	6mo	$88,000	$93	87
3175 Willow Dr	1.01mi	3/2.0 (+1)	960 (+1%)	6mo	$325,000	$339	52
1425 Oak Ln	1.14mi	2/2.0	960 (+1%)	13mo	$349,000	$364	51
1235 Willow Lake Rd	1.15mi	2/1.0	947 (-0%)	14mo	$85,000	$90	51
3010 Samaritan Way	1.30mi	2/2.0	1,041 (+9%)	2mo	$300,000	$288	46
3150 Granite Dr	1.06mi	3/2.0 (+1)	902 (-5%)	14mo	$269,000	$298	37
3112 Briarwood --	1.03mi	2/2.0	1,185 (+24%)	1mo	$320,000	$270	37
3040 Olive Dr	1.19mi	3/2.0 (+1)	1,024 (+8%)	13mo	$175,000	$171	35
2923 Kendra Dr	1.22mi	3/2.0 (+1)	1,152 (+21%)	3mo	$354,000	$307	30
3142 Briarwood --	0.99mi	2/2.0	1,153 (+21%)	10mo	$298,000	$258	30
4446 Rock Garden Cir	1.32mi	2/2.0	1,144 (+20%)	14mo	$339,000	$296	26

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: 38.5%
• Equity multiple: 2.58×
• Total profit: $30,902
• Equity at exit: $10,422

10-year hold

• IRR: 43.6%
• Equity multiple: 4.60×
• Total profit: $70,489
• Equity at exit: $6,044

Cash invested: $19,572 (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 86301

• Home prices YoY: -21.8%
• Rents YoY: 0.2%
• Active inventory: 620
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $728

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $777	-5% $753	+0% $728	+5% $704	+10% $680
Rent	-10% $607	-5% $668	+0% $728	+5% $789	+10% $850
Rate	-1.0pp $764	-0.5pp $746	base $728	+0.5pp $710	+1.0pp $692

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4622 N Granite Gardens Loop Prescott, AZ	1.0	1.0	768	$2,100	$2.73	93d	1	1.32mi
1998 Prescott Lakes Pkwy Prescott, AZ	1.0–3.0	1.0–2.0	935	$2,044	$2.18	63d	20	1.43mi

Property features AI

Finance

• Financial info: $300 annual tax (2024)
• HOA & community: Land lease: $485 monthlyAssociation fee includes: other (see remarks)

Exterior

• Parking: 1 covered parking space1 carport space
• Utilities: City waterPublic sewer (connected)
• Home design: Manufactured / mobile homeFee simple ownership
• Construction: Wood sidingWood frame constructionFoam roof
• Exterior features: Natural desert frontNatural desert backAsphalt road access

Interior

• Kitchen: Laminate countersRefrigeratorDishwasherDisposal
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Natural gas heatingCeiling fansEvaporative (swamp) cooling
• Interior features: Eat-in kitchenLaminate countersRefrigeratorDishwasherDisposal

Listing history 31 events

1. 2026-06-18
   days on market $69,900 Active 51 DOM

   Show marketing remark (710 chars)

   Home for Sale - Land Not IncludedDiscover this charming 2-bedroom, 1.5-bath home situated on a spacious double lot! Located close to Embry-Riddle University, Willow Lake trails, and a variety of shopping options, this home offers both convenience and comfort.This is not a 55+ neighborhood, and lot rent starts at $485/month. Please note that all prospective owners must be approved by the office.Did we mention the large double lot? It's a rare find and offers plenty of space to enjoy.Don't miss out - this home is waiting for you! All items stated in MLS shall be verified by the Buyer and Buyer's agent for accuracy. All items stated in MLS shall be verified by the Buyer and the Buyer's agent for accuracy

2. 2026-06-17
   days on market $69,900 Active 50 DOM
3. 2026-06-16
   days on market $69,900 Active 49 DOM
4. 2026-06-15
   days on market $69,900 Active 48 DOM
5. 2026-06-14
   days on market $69,900 Active 46 DOM
6. 2026-06-13
   days on market $69,900 Active 45 DOM
7. 2026-06-10
   days on market $69,900 Active 43 DOM
8. 2026-06-09
   days on market $69,900 Active 42 DOM

   Show marketing remark (710 chars)

   Home for Sale - Land Not IncludedDiscover this charming 2-bedroom, 1.5-bath home situated on a spacious double lot! Located close to Embry-Riddle University, Willow Lake trails, and a variety of shopping options, this home offers both convenience and comfort.This is not a 55+ neighborhood, and lot rent starts at $485/month. Please note that all prospective owners must be approved by the office.Did we mention the large double lot? It's a rare find and offers plenty of space to enjoy.Don't miss out - this home is waiting for you! All items stated in MLS shall be verified by the Buyer and Buyer's agent for accuracy. All items stated in MLS shall be verified by the Buyer and the Buyer's agent for accuracy

9. 2026-06-08
   days on market $69,900 Active 41 DOM
10. 2026-06-07
    days on market $69,900 Active 40 DOM
11. 2026-06-05
    days on market $69,900 Active 37 DOM
12. 2026-06-02
    days on market $69,900 Active 35 DOM
13. 2026-06-01
    days on market $69,900 Active 34 DOM
14. 2026-05-31
    days on market $69,900 Active 33 DOM
15. 2026-05-30
    days on market $69,900 Active 32 DOM
16. 2026-04-28
    listed $69,900 Active 540-char remark

    Show marketing remark (710 chars)

    Home for Sale - Land Not IncludedDiscover this charming 2-bedroom, 1.5-bath home situated on a spacious double lot! Located close to Embry-Riddle University, Willow Lake trails, and a variety of shopping options, this home offers both convenience and comfort.This is not a 55+ neighborhood, and lot rent starts at $485/month. Please note that all prospective owners must be approved by the office.Did we mention the large double lot? It's a rare find and offers plenty of space to enjoy.Don't miss out - this home is waiting for you! All items stated in MLS shall be verified by the Buyer and Buyer's agent for accuracy. All items stated in MLS shall be verified by the Buyer and the Buyer's agent for accuracy

17. 2026-04-28
    listed $69,900 Active 710-char remark

    Show marketing remark (710 chars)

    Home for Sale - Land Not IncludedDiscover this charming 2-bedroom, 1.5-bath home situated on a spacious double lot! Located close to Embry-Riddle University, Willow Lake trails, and a variety of shopping options, this home offers both convenience and comfort.This is not a 55+ neighborhood, and lot rent starts at $485/month. Please note that all prospective owners must be approved by the office.Did we mention the large double lot? It's a rare find and offers plenty of space to enjoy.Don't miss out - this home is waiting for you! All items stated in MLS shall be verified by the Buyer and Buyer's agent for accuracy. All items stated in MLS shall be verified by the Buyer and the Buyer's agent for accuracy

18. 2026-03-18
    historical
19. 2026-03-18
    historical
20. 2025-12-15
    price $89,900
21. 2025-12-15
    price $89,900
22. 2025-07-19
    historical
23. 2025-03-24
    price $99,900
24. 2025-03-24
    price $99,900
25. 2025-03-24
    price $99,900
26. 2025-01-19
    listed $125,000 Active
27. 2025-01-19
    listed $125,000 Active
28. 2025-01-19
    listed $125,000 Active
29. 2022-05-10
    soldstatus $60,000 Closed
30. 2022-04-10
    status Pending
31. 2022-04-07
    listed $65,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $18,402
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$2,033
• Taxable income: $8,111
• Est. tax owed @ 24.0%: −$1,947
• After-tax cash flow: $6,794/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

Poor 20/100 Extensive rehab Est. rehab $47,600–$85,680 screening

This manufactured home requires extensive repairs and updates to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and in poor condition
• Major exterior siding — weathered and in need of replacement
• Major flooring — dated and uneven
• Major interior walls — dated and peeling paint
• Major roof — visible wear
• Major windows — missing screen
• Major HVAC/mechanicals — visible wear
• Major landscaping — bare yard, overgrown vegetation

Value-add opportunities

• Resale modernize kitchen — update cabinets and countertops ↑
• Resale modernize bathrooms — update fixtures and space ↑
• Resale replace exterior siding — enhance curb appeal ↑
• Resale replace flooring — update outdated flooring ↑
• Resale paint interior walls — refresh interior space ↑
• Resale repair roof — address visible wear ↑
• Resale replace windows — enhance curb appeal and energy efficiency ↑
• Resale replace HVAC/mechanicals — address visible wear and improve comfort ↑
• Resale landscape yard — enhance curb appeal and outdoor living space ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 42/100

Zoned Schools

Elementary Abia Judd Elementary School C AZ #215/1,109 Nat'l #10,700/41,679 High Prescott High School F AZ #111/381 Nat'l #10,806/17,239

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

Property features AI

Finance

• Financial info: $300 annual tax (2024)
• HOA & community: Land lease: $485 monthlyAssociation fee includes: other (see remarks)

Exterior

• Parking: 1 covered parking space1 carport space
• Utilities: City waterPublic sewer (connected)
• Home design: Manufactured / mobile homeFee simple ownership
• Construction: Wood sidingWood frame constructionFoam roof
• Exterior features: Natural desert frontNatural desert backAsphalt road access

Interior

• Kitchen: Laminate countersRefrigeratorDishwasherDisposal
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Natural gas heatingCeiling fansEvaporative (swamp) cooling
• Interior features: Eat-in kitchenLaminate countersRefrigeratorDishwasherDisposal

Price history

+6.2% since first listed

19 events — show timeline

• 2026-06-18 Sold (MLS) $69,000 ARMLS
• 2026-06-18 Sold (MLS) $69,000 PAARMLS as Distributed by MLS Grid
• 2026-06-09 Pending — PAARMLS as Distributed by MLS Grid
• 2026-04-28 Listed $69,900 ARMLS
• 2026-04-28 Listed $69,900 PAARMLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — ARMLS
• 2025-12-15 Price Changed $89,900 ARMLS
• 2025-12-15 Price Changed $89,900 PAARMLS as Distributed by MLS Grid
• 2025-07-19 Listing Removed — NAZMLS
• 2025-03-24 Price Changed $99,900 NAZMLS
• 2025-03-24 Price Changed $99,900 ARMLS
• 2025-03-24 Price Changed $99,900 PAARMLS as Distributed by MLS Grid
• 2025-01-19 Listed $125,000 NAZMLS
• 2025-01-19 Listed $125,000 ARMLS
• 2025-01-19 Listed $125,000 PAARMLS as Distributed by MLS Grid
• 2022-05-10 Sold (MLS) $60,000 PAARMLS as Distributed by MLS Grid
• 2022-04-10 Pending — PAARMLS as Distributed by MLS Grid
• 2022-04-07 Listed $65,000 PAARMLS as Distributed by MLS Grid