2775 Ridge Rd · Prescott, AZ 86301

$171,000

1 bd · 1.0 ba · 664 sqft · Manufactured public records · 10 Days on market

Built 1969 0.45 ac lot $258/sqft · 28% below area

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Home opportunity in the desirable Prescott area on approximately 0.50 acres. Property includes an unpermitted guest house and garage structure offering potential for future use, storage, workspace, or redevelopment possibilities. Nestled among established homes with convenient access to downtown Prescott, shopping, dining, medical facilities, schools, hiking, and outdoor recreation. Enjoy Prescott's mild four-season climate, nearby lakes, trails, and vibrant historic community atmosphere. Spacious lot provides flexibility and room to create your vision in a sought-after Northern Arizona location. Sold As Is. Buyer to verify all facts, figures, utilities, zoning, permits, square footage, lot size, and intended use. Equal Housing Opportunity.

Key facts

• Spacious lot
• Garage structure
• Nearby lakes

Tags

• UNPERMITTED GUEST HOUSE
• GARAGE STRUCTURE
• POTENTIAL FOR FUTURE USE
• CONVENIENT ACCESS TO DOWNTOWN
• NEARBY LAKES
• SPACIOUS LOT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces; 2 open parking spaces
• Utilities: City water; Septic (in and connected)
• Home design: Single-family residence; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Composition and metal roof
• Exterior features: Chain-link partial fencing; Dirt and grass in front and back yards; Mountain view; Asphalt road access; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Laminate counters
• Bedrooms: Possible 1 bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Natural gas heating; Ceiling fan(s); Evaporative cooling
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Laminate counters; Dual-pane windows; Fireplace in the living room; Other / see remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $171k.

Deal economics

• At list price, monthly cash flow is $25 ($294/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 $132k (23.1% below list).
• Recommended offer: $132k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 High School (math 27% / reading 35%, grade F, #111 of 381 statewide, top 29%, 1,436 students, 21% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents flat; 486 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,530 (23.1% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $435,284
• List price: $171,000
• Delta: -60.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-29,823
• Equity at exit: $25,497

10-year hold

• IRR: -16.0%
• Equity multiple: 0.20×
• Total profit: $-38,236
• Equity at exit: $14,785

Cash invested: $47,880 (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: 486
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$897
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $25

Break-even live

Break-even rent $1,284

Max offer price $171,000

Occupancy floor 93%

Sensitivity live

Price	-10% $121	-5% $73	+0% $25	+5% $-24	+10% $-72
Rent	-10% $-79	-5% $-27	+0% $25	+5% $76	+10% $128
Rate	-1.0pp $111	-0.5pp $68	base $25	+0.5pp $-20	+1.0pp $-65

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Sandretto Dr Prescott, AZ	1.0–2.0	1.0–2.0	680	$998	$1.47	14d	6	0.90mi

Listing history 6 events

1. 2026-06-10
   status $171,000 Pending 10 DOM
2. 2026-06-09
   days on market $171,000 Active 10 DOM

   Show marketing remark (754 chars)

   HUD Home opportunity in the desirable Prescott area on approximately 0.50 acres. Property includes an unpermitted guest house and garage structure offering potential for future use, storage, workspace, or redevelopment possibilities. Nestled among established homes with convenient access to downtown Prescott, shopping, dining, medical facilities, schools, hiking, and outdoor recreation. Enjoy Prescott's mild four-season climate, nearby lakes, trails, and vibrant historic community atmosphere. Spacious lot provides flexibility and room to create your vision in a sought-after Northern Arizona location. Sold As Is. Buyer to verify all facts, figures, utilities, zoning, permits, square footage, lot size, and intended use. Equal Housing Opportunity.

3. 2026-06-08
   days on market $171,000 Active 9 DOM
4. 2026-06-07
   statusdays on market $171,000 Active 8 DOM
5. 2026-05-12
   listed $171,000 Active 754-char remark

   Show marketing remark (754 chars)

   HUD Home opportunity in the desirable Prescott area on approximately 0.50 acres. Property includes an unpermitted guest house and garage structure offering potential for future use, storage, workspace, or redevelopment possibilities. Nestled among established homes with convenient access to downtown Prescott, shopping, dining, medical facilities, schools, hiking, and outdoor recreation. Enjoy Prescott's mild four-season climate, nearby lakes, trails, and vibrant historic community atmosphere. Spacious lot provides flexibility and room to create your vision in a sought-after Northern Arizona location. Sold As Is. Buyer to verify all facts, figures, utilities, zoning, permits, square footage, lot size, and intended use. Equal Housing Opportunity.

6. 2026-05-12
   listed $171,000 Active 754-char remark

   Show marketing remark (754 chars)

   HUD Home opportunity in the desirable Prescott area on approximately 0.50 acres. Property includes an unpermitted guest house and garage structure offering potential for future use, storage, workspace, or redevelopment possibilities. Nestled among established homes with convenient access to downtown Prescott, shopping, dining, medical facilities, schools, hiking, and outdoor recreation. Enjoy Prescott's mild four-season climate, nearby lakes, trails, and vibrant historic community atmosphere. Spacious lot provides flexibility and room to create your vision in a sought-after Northern Arizona location. Sold As Is. Buyer to verify all facts, figures, utilities, zoning, permits, square footage, lot size, and intended use. Equal Housing Opportunity.

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$570/yr (+$47/mo · 101.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 18 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: $15,784
• − Mortgage interest: −$9,579
• − Property taxes: −$559
• − Insurance: −$855
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,975
• Taxable loss: −$2,709
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $944/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: 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): 27,076
• Household income: $72,652
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1225.0

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 (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%

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

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

+0.0% since first listed

8 events — show timeline

• 2026-06-09 Pending — ARMLS
• 2026-06-09 Pending — PAARMLS as Distributed by MLS Grid
• 2026-06-06 Relisted — ARMLS
• 2026-06-06 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-05-19 Pending — ARMLS
• 2026-05-19 Pending — PAARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $171,000 PAARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $171,000 ARMLS

Property tax history

+1.1%/yr

Latest (2025): $559 · +3.1% YoY. Source: county tax records.