318 Riverwood Ln · Bullhead City, AZ 86442

$129,000

2 bd · 1.5 ba · 827 sqft · Land public records · 101 Days on market

Built 1968 3,920 sqft lot

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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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom 2 bath Singlewide. Ready to move in on 3 lots total. 322 and 326 Riverwood go with sale. Seller does not want to sell separate. A/C unit is 2 years old. Close to river and shopping.

Key facts

• Triple lot
• 3,920 sq ft lot
• Garage

Tags

• TRIPLE LOT
• WELL MAINTAINED INTERIOR
• DEDICATED UTILITY ROOM
• AMPLE OFF STREET PARKING
• STRONG INCOME POTENTIAL
• EXPANSION OPPORTUNITY

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (1 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured single-wide home; Residential property
• Construction: Single-wide manufactured construction
• Exterior features: Chain-link fencing in front and back yard; Rolled / hot mop roof; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Solid-surface counters; Casual dining area / dining-casual
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Breakfast bar; Furnished
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $129k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $126k (1.9% below list).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Bullhead 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 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 713 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/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 $892 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 101 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $61k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $129k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-17,722
• Equity at exit: $19,234

10-year hold

• IRR: -11.1%
• Equity multiple: 0.42×
• Total profit: $-20,837
• Equity at exit: $11,154

Cash invested: $36,120 (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 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 713
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $108

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 86%

Sensitivity live

Price	-10% $197	-5% $152	+0% $108	+5% $63	+10% $19
Rent	-10% $8	-5% $58	+0% $108	+5% $158	+10% $208
Rate	-1.0pp $173	-0.5pp $141	base $108	+0.5pp $74	+1.0pp $40

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	2d	1	0.25mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	2d	5	0.28mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	13d	1	0.29mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	2d	1	0.37mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	8d	1	0.43mi
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	14d	1	0.55mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	2d	1	0.68mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	14d	1	0.75mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	14d	1	0.82mi
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	14d	1	0.83mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	14d	1	0.84mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	22d	1	0.85mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	22d	1	0.85mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	22d	1	0.85mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	14d	1	0.91mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	14d	1	0.92mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	14d	1	0.93mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	14d	1	0.96mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	14d	1	1.16mi

Listing history 25 events

1. 2026-06-21
   days on market $129,000 Active 101 DOM
2. 2026-06-18
   days on market $129,000 Active 98 DOM
3. 2026-06-17
   days on market $129,000 Active 97 DOM
4. 2026-06-16
   days on market $129,000 Active 96 DOM
5. 2026-06-15
   days on market $129,000 Active 95 DOM
6. 2026-06-14
   days on market $129,000 Active 93 DOM
7. 2026-06-13
   days on market $129,000 Active 92 DOM
8. 2026-06-10
   days on market $129,000 Active 90 DOM
9. 2026-06-09
   days on market $129,000 Active 89 DOM
10. 2026-06-08
    days on market $129,000 Active 88 DOM
11. 2026-06-07
    days on market $129,000 Active 87 DOM
12. 2026-06-05
    days on market $129,000 Active 84 DOM
13. 2026-06-02
    days on market $129,000 Active 82 DOM
14. 2026-06-01
    days on market $129,000 Active 81 DOM
15. 2026-05-31
    days on market $129,000 Active 80 DOM
16. 2026-05-30
    days on market $129,000 Active 79 DOM
17. 2026-05-12
    status Active
18. 2026-05-07
    status Pending
19. 2026-04-02
    status Active
20. 2026-03-24
    status Pending
21. 2026-03-20
    price $129,000
22. 2026-02-28
    listed $190,000 Active
23. 2020-10-27
    soldstatus $80,000 196-char remark

    Show marketing remark (196 chars)

    Cute 2 bedroom 2 bath Singlewide. Ready to move in on 3 lots total. 322 and 326 Riverwood go with sale. Seller does not want to sell separate. A/C unit is 2 years old. Close to river and shopping.

24. 2020-10-27
    soldstatus $80,000

    Show marketing remark (196 chars)

    Cute 2 bedroom 2 bath Singlewide. Ready to move in on 3 lots total. 322 and 326 Riverwood go with sale. Seller does not want to sell separate. A/C unit is 2 years old. Close to river and shopping.

25. 2020-10-10
    listed $80,000 196-char remark

    Show marketing remark (196 chars)

    Cute 2 bedroom 2 bath Singlewide. Ready to move in on 3 lots total. 322 and 326 Riverwood go with sale. Seller does not want to sell separate. A/C unit is 2 years old. Close to river and shopping.

ⓘ 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: $15,180
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,753
• Taxable loss: −$808
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,488/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: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

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: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• 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

+61.3% since first listed

9 events — show timeline

• 2026-05-12 Relisted — WARDEX
• 2026-05-07 Pending — WARDEX
• 2026-04-02 Relisted — WARDEX
• 2026-03-24 Pending — WARDEX
• 2026-03-20 Price Changed $129,000 WARDEX
• 2026-02-28 Listed $190,000 WARDEX
• 2020-10-27 Sold (Public Records) $80,000 Public Records
• 2020-10-27 Sold (MLS) $80,000 WARDEX
• 2020-10-10 Listed $80,000 WARDEX

Property tax history

+1.2%/yr

Latest (2025): $253 · -11.2% YoY. Source: county tax records.