2050 W. St. Rt. 89A , #126 Plan · Clarkdale, AZ 86326

$169,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 496 Days on market

Est $198k · 14% 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 +30.0/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Be the first to own this stunning new construction! This beautifully designed 3-bedroom, 2-bath home offers modern amenities, spacious living areas, and a prime location. Secure your future home now with an early deposit and enjoy peace of mind as you watch your dream residence come to life. Don't miss this opportunity-contact Brianna today for more details!

Key facts

• Listed 496 days

Property features AI

Finance

• Financial info: Listed as Active with a list price of 169900

Exterior

• Home design: Plan inventory type (Plan name: 2050 W. St. Rt. 89A , #126)
• Exterior features: Located at W 2050 State Route 89A, Cottonwood, AZ 86326

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1456

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.0% in Clarkdale — 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 58/100 on livability (#203 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: amenities F, commute F, employment F.
• Mingus Union High School District (4488) (town): math 45% / reading 35% proficiency, ranked #198 of 501 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,355/mo this rent would consume 49% of the median local household income ($57k/yr) (locally 894% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 496 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 496 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $198,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W SR 89-a -- #96	0.18mi	3/2.0	1,568 (+8%)	1mo	$155,000	$99	78
2050 W State Route 89a -- #152	0.09mi	2/2.0 (-1)	1,344 (-8%)	0mo	$205,000	$153	78
2050 W State Route 89a -- #86	0.18mi	3/2.0	1,344 (-8%)	2mo	$35,000	$26	77
2050 W SR 89a -- #104	0.44mi	2/2.0 (-1)	1,456 (0%)	1mo	$118,000	$81	74
992 Trevino Dr	0.53mi	3/2.0	1,431 (-2%)	3mo	$195,000	$136	70
511 Mingus Shadows Dr	0.20mi	2/2.0 (-1)	1,325 (-9%)	3mo	$262,500	$198	68
972 Trevino Dr	0.55mi	3/2.0	1,382 (-5%)	2mo	$179,900	$130	64
1077 W Highway 89a -- #209	0.59mi	3/2.0	1,369 (-6%)	2mo	$110,000	$80	61
880 Calle Rosas --	0.54mi	3/2.0	1,324 (-9%)	0mo	$279,999	$211	59
1024 Rankin Ave	0.56mi	3/2.0	1,605 (+10%)	2mo	$199,900	$125	55
1216 Hogan Dr	0.55mi	2/2.0 (-1)	1,600 (+10%)	1mo	$248,000	$155	52
880 W On The Greens Blvd	0.69mi	3/2.0	1,620 (+11%)	2mo	$249,900	$154	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $9,309
• Equity at exit: $25,333

10-year hold

• IRR: 11.7%
• Equity multiple: 1.80×
• Total profit: $37,857
• Equity at exit: $14,690

Cash invested: $47,572 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $686

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 66%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	21d	1	0.61mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	13d	1	0.96mi
1910 W Trail Blazer Dr Cottonwood, AZ	2.0	2.0	1278	$2,900	$2.27	13d	1	1.13mi
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	13d	1	1.14mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	13d	1	1.21mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 496 DOM
2. 2026-06-17
   days on market $169,900 Active 495 DOM
3. 2026-06-16
   days on market $169,900 Active 494 DOM
4. 2026-06-15
   days on market $169,900 Active 493 DOM
5. 2026-06-14
   days on market $169,900 Active 491 DOM
6. 2026-06-13
   days on market $169,900 Active 490 DOM
7. 2026-06-10
   days on market $169,900 Active 488 DOM
8. 2026-06-09
   days on market $169,900 Active 487 DOM
9. 2026-06-08
   days on market $169,900 Active 486 DOM
10. 2026-06-07
    days on market $169,900 Active 485 DOM
11. 2026-06-05
    days on market $169,900 Active 482 DOM
12. 2026-06-03
    days on market $169,900 Active 481 DOM
13. 2026-06-02
    days on market $169,900 Active 480 DOM
14. 2026-06-01
    days on market $169,900 Active 479 DOM
15. 2026-05-31
    days on market $169,900 Active 478 DOM
16. 2026-05-30
    days on market $169,900 Active 477 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,259
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$4,943
• Taxable income: $5,880
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $6,823/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: Mingus Union High School District (4488)
• NCES district ID: 0405070
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,715
• Composite: 36.15/100
• National rank: #9465
• State rank: #198 of 501 in AZ

Livability — Clarkdale

• Score: 58/100
• State rank: #203
• US rank: #20648

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment F Housing B- Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkdale, AZ
• County: Yavapai County · 190,406 people
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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