11250 E State Route 69 #1125 · Prescott Valley, AZ 86327

$135,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 8 Days on market

Built 2004 Good condition Est $176k · 23% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fall in love with the comfort and charm of this light and bright beautifully updated 2004 Cavco double wide, located in Orchard Ranch, a welcoming 55+ RV and manufactured home community. Featuring 3 spacious bedrooms, 2 bathrooms, and a desirable split floor plan, this 1248 sq. ft home blends functionality with inviting style. Recent upgrades - including brand-new carpeting in the bedrooms, sleek LVP flooring in the living/dining/kitchen/laundry and both bathrooms, interior paint, a brand-new HVAC unit, awnings on the east side and so much more - create a bright, clean and welcoming ambiance throughout. The thoughtfully designed kitchen offers a walk-in pantry for added storage and convenie

Key facts

• Walk-in closet
• Community amenities
• Split floor plan

Tags

• UPDATED CAVCO DOUBLE WIDE
• SPLIT FLOOR PLAN
• WALK-IN PANTRY
• WALK-IN CLOSET
• OUTDOOR SHED
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.9% vs local median 3.2% in Prescott Valley — 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 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Humboldt Unified District (4469) (suburban): math 31% / reading 37% proficiency, ranked #94 of 249 in AZ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 266 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $175,968
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 E State Route 69 #1125	0.00mi	3/2.0	1,248 (0%)	1mo	$130,000	$104	99
11250 E State Route 69 Unit 1128-2	0.00mi	3/2.0	1,174 (-6%)	6mo	$150,000	$128	85
11250 E State Route 69 #2123	0.00mi	2/2.0 (-1)	1,344 (+8%)	2mo	$190,000	$141	81
11250 E State Route 69 1152	0.25mi	2/2.0 (-1)	1,180 (-5%)	12mo	$130,000	$110	64
11040 Singletree Trl	0.62mi	2/2.0 (-1)	1,328 (+6%)	1mo	$420,000	$316	55
1116 N Cottonwood Spring Dr	0.75mi	2/2.0 (-1)	1,253 (+0%)	9mo	$350,000	$279	52
2142 Jackrabbit Dr	0.57mi	2/2.0 (-1)	1,380 (+11%)	0mo	$185,000	$134	50
1200 N Tapadero Dr #1	0.67mi	3/1.5	1,410 (+13%)	2mo	$379,000	$269	43
11090 Manzanita Trl #7	0.46mi	2/2.0 (-1)	1,426 (+14%)	21mo	$345,000	$242	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $15,071
• Equity at exit: $20,129

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $60,877
• Equity at exit: $11,672

Cash invested: $37,800 (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 86327

• Home prices YoY: -11.8%
• Active inventory: 266
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $579

Break-even live

Break-even rent $1,252

Max offer price $135,000

Occupancy floor 66%

Sensitivity live

Price	-10% $672	-5% $626	+0% $579	+5% $532	+10% $486
Rent	-10% $422	-5% $501	+0% $579	+5% $657	+10% $736
Rate	-1.0pp $647	-0.5pp $613	base $579	+0.5pp $544	+1.0pp $509

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1298 Tapadero Dr Unit A Dewey, AZ	2.0	2.0	1134	$1,750	$1.54	22d	1	0.66mi
11501 E Wingfoot Ct Dewey, AZ	2.0	2.5	1467	$2,200	$1.50	44d	1	0.84mi
1251 Barzona Ave #2 Dewey, AZ	3.0	2.0	1254	$1,745	$1.39	44d	1	0.86mi
873 N Old Chisholm Trl Unit A Dewey, AZ	2.0	2.0	1200	$1,800	$1.50	44d	1	1.15mi

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-16
   listed $135,000 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 8/10 Severe FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,816
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$3,927
• Taxable income: $5,146
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,714/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 80/100 Cosmetic rehab

This 2004 Cavco double-wide is in excellent condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace awnings — Weathered awnings can be replaced for a fresh look
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and appearance
• Both Replace countertops and appliances in kitchen — Modern countertops and appliances can significantly increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace awnings — Weathered awnings can be replaced for a fresh look ↑
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and appearance ↑
• Both Replace countertops and appliances in kitchen — Modern countertops and appliances can significantly increase 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: Humboldt Unified District (4469)
• NCES district ID: 0403870
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $45,326
• Composite: 29.06/100
• National rank: #6605
• State rank: #94 of 249 in AZ

Livability — Prescott Valley

• Score: 62/100
• State rank: #126
• US rank: #16160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott Valley, AZ
• County: Yavapai County · 190,406 people
• City population: 63,155
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 12,154
• Household income: $71,512
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 70.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -43.08%
• Current HPI: 320.6301
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-26 Pending — PAARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $135,000 PAARMLS as Distributed by MLS Grid