8324 E Stevens Dr · Prescott Valley, AZ 86314

$490,000

4 bd · 2.0 ba · 1,920 sqft · Condo public records · 236 Days on market

Built 1985

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, washer, dryer, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

Key facts

• Remodeled bathroom
• Fenced backyards
• Remodeled kitchen

Tags

• REMODELED BATHROOM
• REMODELED KITCHEN
• NEW ROOF
• NEW WATER HEATERS
• FENCED BACKYARDS
• ATTACHED STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $490k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (55.4% below list).
• Recommended offer: $218k (55.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#126 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Bradshaw Mountain Middle School (math 24% / reading 39%, grade F, #78 of 218 statewide, top 36%, 280 students, 55% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents flat; 455 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 38% of the median local income ($69k/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 $3k of loan paydown is wiped out by about $15k 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

• It's been on market 236 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $397k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $218,298 (55.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.45% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.24%
• DSCR: 0.54
• GRM: 18.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -36.6%
• Equity multiple: -0.16×
• Total profit: $-158,583
• Equity at exit: $73,061

10-year hold

• IRR: -63.8%
• Equity multiple: -0.84×
• Total profit: $-252,388
• Equity at exit: $42,366

Cash invested: $137,200 (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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 455
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$2,570
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-1,170

Break-even live

Break-even rent $3,664

Max offer price $283,246

Occupancy floor —

Sensitivity live

Price	-10% $-893	-5% $-1,032	+0% $-1,170	+5% $-1,309	+10% $-1,448
Rent	-10% $-1,343	-5% $-1,257	+0% $-1,170	+5% $-1,084	+10% $-998
Rate	-1.0pp $-924	-0.5pp $-1,046	base $-1,170	+0.5pp $-1,297	+1.0pp $-1,427

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 E Teri Ct #1 Prescott Valley, AZ	3.0	2.0	1453	$2,000	$1.38	45d	1	0.08mi
8503 E Leigh Dr Unit 3 Prescott Valley, AZ	3.0	2.5	1414	$2,195	$1.55	45d	1	0.24mi
8320 E Sommer Dr Prescott Valley, AZ	3.0	3.0	1596	$2,100	$1.32	45d	1	0.32mi
8411 E Sommer Dr Prescott Valley, AZ	3.0	2.0	1254	$1,900	$1.52	23d	1	0.32mi
4348 N Sauter Dr W Prescott Valley, AZ	3.0	2.0	1400	$2,100	$1.50	23d	1	0.50mi
3830 N Windsong Dr Prescott Valley, AZ	1.0–3.0	1.0–2.0	1097	$2,468	$2.25	15d	22	0.55mi
4483 N Miner Rd Unit 2 Prescott Valley, AZ	3.0	2.0	1245	$1,845	$1.48	15d	1	0.71mi
7559 E Cocopah Dr Prescott Valley, AZ	3.0	2.5	1594	$2,100	$1.32	45d	1	0.78mi
3172 N Truwood Dr Unit D Prescott Valley, AZ	3.0	2.0	1335	$1,525	$1.14	45d	1	0.84mi
4050 N Gelding Dr Prescott Valley, AZ	3.0	3.0	1854	$2,350	$1.27	45d	1	1.17mi
3901 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	978	$2,195	$2.24	15d	16	1.17mi
4734 N Ocotillo Dr Unit 1 Prescott Valley, AZ	3.0	2.0	1250	$1,915	$1.53	15d	1	1.35mi
4321 N Lone Cactus Dr Prescott Valley, AZ	3.0	2.0	1492	$2,200	$1.47	23d	1	1.35mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $490,000 Active 236 DOM
2. 2026-06-18
   days on market $490,000 Active 233 DOM
3. 2026-06-17
   days on market $490,000 Active 232 DOM
4. 2026-06-16
   days on market $490,000 Active 231 DOM
5. 2026-06-15
   days on market $490,000 Active 230 DOM
6. 2026-06-14
   days on market $490,000 Active 228 DOM
7. 2026-06-13
   days on market $490,000 Active 227 DOM
8. 2026-06-10
   days on market $490,000 Active 225 DOM
9. 2026-06-09
   days on market $490,000 Active 224 DOM
10. 2026-06-08
    days on market $490,000 Active 223 DOM
11. 2026-06-07
    days on market $490,000 Active 222 DOM
12. 2026-06-02
    days on market $490,000 Active 217 DOM
13. 2026-06-01
    days on market $490,000 Active 216 DOM
14. 2026-05-31
    days on market $490,000 Active 215 DOM
15. 2026-05-30
    days on market $490,000 Active 214 DOM
16. 2026-01-07
    status Active 658-char remark

    Show marketing remark (658 chars)

    Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, washer, dryer, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

17. 2025-12-19
    status Active 643-char remark

    Show marketing remark (643 chars)

    Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

18. 2025-12-15
    historical Under Contract Accepting Backups 643-char remark

    Show marketing remark (658 chars)

    Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, washer, dryer, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

19. 2025-12-15
    historical Active Under Contract 658-char remark

    Show marketing remark (658 chars)

    Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, washer, dryer, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

20. 2025-10-28
    listed $490,000 Active 658-char remark

    Show marketing remark (643 chars)

    Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

21. 2025-10-28
    listed $490,000 Active 643-char remark

    Show marketing remark (643 chars)

    Excellent investment or owner-occupant opportunity. This well maintained duplex offers 2 bedrooms, 1 bath per side. Each side has been nicely updated. Unit 1 features a remodeled bathroom and kitchen. Unit 2 includes a remodeled bathroom. Have peace of mind with a new roof! Both units have new water heaters, flooring, fenced backyards, and attached storage room. Each unit comes fully equipped with all appliances including new refrigerators, ceiling fans throughout and plenty of parking. Tenants pay their own utilities. Conveniently located in a nice neighborhood, close to schools and shopping. Units have great rental history.

22. 2024-05-30
    soldstatus $396,960 Closed
23. 2024-05-30
    soldstatus $396,960
24. 2024-04-26
    status Pending
25. 2024-04-15
    listed $389,000 Active
26. 2012-07-02
    soldstatus $115,000
27. 2012-06-29
    soldstatus $115,000
28. 2000-07-03
    soldstatus $79,900
29. 2000-07-03
    soldstatus $79,900

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $3,234 · $270/mo
• Expected delta: +$1,780/yr (+$148/mo · 122.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 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: $26,196
• − Mortgage interest: −$27,448
• − Property taxes: −$1,454
• − Insurance: −$2,450
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$14,255
• Taxable loss: −$23,602
• Est. tax savings @ 24.0%: +$5,664
• After-tax cash flow: $-8,380/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: 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): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• 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

+513.3% since first listed

14 events — show timeline

• 2026-01-07 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-12-19 Relisted — ARMLS
• 2025-12-15 Contingent — ARMLS
• 2025-12-15 Contingent — PAARMLS as Distributed by MLS Grid
• 2025-10-28 Listed $490,000 ARMLS
• 2025-10-28 Listed $490,000 PAARMLS as Distributed by MLS Grid
• 2024-05-30 Sold (Public Records) $396,960 Public Records
• 2024-05-30 Sold (MLS) $396,960 PAARMLS as Distributed by MLS Grid
• 2024-04-26 Pending — PAARMLS as Distributed by MLS Grid
• 2024-04-15 Listed $389,000 PAARMLS as Distributed by MLS Grid
• 2012-07-02 Sold (MLS) $115,000 PAARMLS as Distributed by MLS Grid
• 2012-06-29 Sold (Public Records) $115,000 Public Records
• 2000-07-03 Sold (Public Records) $79,900 Public Records
• 2000-07-03 Sold (MLS) $79,900 PAARMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,454 · +1.1% YoY. Source: county tax records.