417 N Stardust Ln · Bluewater, AZ 85344

$110,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 40 Days on market

Built 1984 Fair condition 5,000 sqft lot $96/sqft · 18% below area Est $134k · 18% under ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy affordable living at its finest. NO HOA! NO Property tax! and NO lease payment until 2031! TONS of space for parking! Complete renovation includes; Energy efficient, double pane, tinted windows, new foamed and coated roof for added insulation. New laminate flooring and carpet throughout. New kitchen countertops, and new bathrooms; including all fixtures, tub and shower. Custom drywall and cutouts throughout the house. Huge 14x66 Bonus room or 3 bedroom with its own exterior entrance. Awnings on both side of home, RV parking and 30 amp hookups. Two metal utility sheds, one with electric and tent shade for side by side. Additional covered carport parking on the right side that could easily be enclosed with a door, to secure your toys. This property is a MUST see in person. Pride of ownership and meticulous attention to detail are apparent. Priced to sell furnished. Move in ready. Call today for showing!

Key facts

• No lease payment
• No property tax
• No hoa

Tags

• NO HOA
• NO PROPERTY TAX
• NO LEASE PAYMENT
• TONS OF SPACE FOR PARKING
• ENERGY EFFICIENT
• DOUBLE PANE TINTED WINDOWS

Property features AI

Finance

• HOA & community: Land is leased

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available and connected
• Home design: Manufactured home (single wide); Residential property
• Construction: Gunite pool
• Exterior features: RV hookup; Chain link fencing; Level lot; 50 x 100 lot dimensions

Interior

• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Open floor plan; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 9.9% in Bluewater — 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 65/100 on livability (#81 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D+, schools F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.82% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.15%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $134,000
• List price: $110,000
• Delta: -17.91%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 N Misty Ln	0.05mi	3/2.0	1,056 (-8%)	24mo	$148,300	$140	64
401 N Moonlight Dr	0.08mi	3/2.0	1,300 (+13%)	16mo	$220,000	$169	60

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $34,756
• Equity at exit: $16,401

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $98,054
• Equity at exit: $9,511

Cash invested: $30,800 (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 85344

• Active inventory: 147
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $825

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 54%

Sensitivity live

Price	-10% $901	-5% $863	+0% $825	+5% $787	+10% $749
Rent	-10% $667	-5% $746	+0% $825	+5% $904	+10% $984
Rate	-1.0pp $880	-0.5pp $853	base $825	+0.5pp $797	+1.0pp $768

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 40 DOM
2. 2026-06-17
   days on market $110,000 Active 39 DOM
3. 2026-06-16
   days on market $110,000 Active 38 DOM
4. 2026-06-15
   days on market $110,000 Active 37 DOM
5. 2026-06-14
   days on market $110,000 Active 35 DOM
6. 2026-06-13
   days on market $110,000 Active 34 DOM
7. 2026-06-10
   days on market $110,000 Active 32 DOM
8. 2026-06-09
   days on market $110,000 Active 31 DOM
9. 2026-06-08
   days on market $110,000 Active 30 DOM
10. 2026-06-07
    days on market $110,000 Active 29 DOM
11. 2026-06-05
    days on market $110,000 Active 26 DOM
12. 2026-06-03
    days on market $110,000 Active 25 DOM
13. 2026-06-02
    days on market $110,000 Active 24 DOM
14. 2026-06-01
    days on market $110,000 Active 23 DOM
15. 2026-05-31
    days on market $110,000 Active 22 DOM
16. 2026-05-30
    days on market $110,000 Active 21 DOM
17. 2026-05-07
    listed $110,000 Active 916-char remark
18. 2020-08-19
    soldstatus $113,000 920-char remark

    Show marketing remark (920 chars)

    Enjoy affordable living at its finest. NO HOA! NO Property tax! and NO lease payment until 2031! TONS of space for parking! Complete renovation includes; Energy efficient, double pane, tinted windows, new foamed and coated roof for added insulation. New laminate flooring and carpet throughout. New kitchen countertops, and new bathrooms; including all fixtures, tub and shower. Custom drywall and cutouts throughout the house. Huge 14x66 Bonus room or 3 bedroom with its own exterior entrance. Awnings on both side of home, RV parking and 30 amp hookups. Two metal utility sheds, one with electric and tent shade for side by side. Additional covered carport parking on the right side that could easily be enclosed with a door, to secure your toys. This property is a MUST see in person. Pride of ownership and meticulous attention to detail are apparent. Priced to sell furnished. Move in ready. Call today for showing!

19. 2020-03-28
    listed $124,900 920-char remark

    Show marketing remark (920 chars)

    Enjoy affordable living at its finest. NO HOA! NO Property tax! and NO lease payment until 2031! TONS of space for parking! Complete renovation includes; Energy efficient, double pane, tinted windows, new foamed and coated roof for added insulation. New laminate flooring and carpet throughout. New kitchen countertops, and new bathrooms; including all fixtures, tub and shower. Custom drywall and cutouts throughout the house. Huge 14x66 Bonus room or 3 bedroom with its own exterior entrance. Awnings on both side of home, RV parking and 30 amp hookups. Two metal utility sheds, one with electric and tent shade for side by side. Additional covered carport parking on the right side that could easily be enclosed with a door, to secure your toys. This property is a MUST see in person. Pride of ownership and meticulous attention to detail are apparent. Priced to sell furnished. Move in ready. Call today for showing!

ⓘ 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: $24,080
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$3,200
• Taxable income: $8,666
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $7,821/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

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed. It has potential for increased value with cosmetic updates.

Repairs flagged

• Minor Awning on side of house — Aesthetic improvement
• Minor Landscaping — Enhances curb appeal

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics
• Rental Landscaping — Improves curb appeal and attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Awning on side of house · Aesthetic improvement	Minor	$500–3,000
Landscaping · Enhances curb appeal	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Rental Landscaping — Improves curb appeal and attracts tenants ↑

ⓘ 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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Bluewater

• Score: 65/100
• State rank: #81
• US rank: #12872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluewater, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• Rent YoY: —
• Metro: —
• 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

-11.9% since first listed

3 events — show timeline

• 2026-05-07 Listed $110,000 LHAR
• 2020-08-19 Sold (MLS) $113,000 LHAR
• 2020-03-28 Listed $124,900 LHAR