1935 E Stagecoach Trl · Chino Valley, AZ 86323

$198,900

3 bd · 2.0 ba · 1,526 sqft · Manufactured public records · 9 Days on market

Built 1998 0.34 ac lot $130/sqft · 33% below area Est $296k · 33% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Chino Valley! This mobile home at 1935 East Stagecoach Trail sits on a desirable corner lot, offering extra space and accessibility. The home features central heating and cooling (approximately 10 years old). The property needs TLC, making it a perfect opportunity for buyers or investors to update, customize, and add value. With its location and potential, this is a solid investment or affordable housing option ready for your vision!

Key facts

• Corner lot
• Extra space
• 0.34 acre lot

Tags

• CORNER LOT
• CENTRAL HEATING AND COOLING
• EXTRA SPACE

Property features AI

Finance

• Other: Located in Chino Meadows subdivision; City maintained road access (asphalt city street)
• HOA & community: Not a senior community

Exterior

• Parking: Carport (attached) for 1 vehicle
• Utilities: Public water; Electricity available
• Home design: Manufactured home; 2 stories
• Construction: Frame construction; Composition roof; BTV foundation
• Exterior features: Corner, level lot; Other exterior features (see remarks)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced gas heating
• Interior features: Living and dining combo
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 10.3% vs local median 2.5% in Chino 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 61/100 on livability (#154 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, cost of living B; Watch: employment D+, amenities F, commute F.
• Chino Valley Unified District (4474) (town): math 24% / reading 35% proficiency, ranked #112 of 249 in AZ (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Territorial Early Childhood Center (634 students, 54% FRL); Heritage Middle School (math 22% / reading 33%, grade F, #96 of 218 statewide, top 44%, 536 students, 54% FRL); Chino Valley High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 789 students, 43% FRL).
• Market conditions: 264 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 7.2

CMA / ARV

• ARV (median comp): $295,500
• List price: $198,900
• Delta: -32.69%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
975 Mylo Dr	0.25mi	3/2.0	1,561 (+2%)	14mo	$350,000	$224	73
2005 Crow Ln	0.16mi	3/2.0	1,485 (-3%)	20mo	$280,000	$189	72
1810 Rhonda Rd	0.64mi	3/2.0	1,513 (-1%)	4mo	$295,500	$195	65
450 Judy Ave	0.48mi	3/2.0	1,491 (-2%)	17mo	$290,000	$195	60
1824 E Jackie Way	0.37mi	3/2.0	1,437 (-6%)	17mo	$270,000	$188	59
1198 Ashburn Way	0.73mi	3/2.0	1,620 (+6%)	5mo	$368,700	$228	51
745 Sharon Rd	0.27mi	3/2.0	1,743 (+14%)	18mo	$350,000	$201	49
1851 E Jackie Way	0.38mi	3/2.0	1,378 (-10%)	21mo	$275,000	$200	48
1215 Prescott Dr	0.61mi	3/2.0	1,736 (+14%)	1mo	$299,900	$173	48
1199 Bucky Oneill Dr	0.73mi	3/2.0	1,326 (-13%)	3mo	$299,000	$225	42
331 Lobo Ln	0.58mi	3/3.0	1,696 (+11%)	17mo	$325,000	$192	36
1226 Del Rio Dr	0.68mi	3/2.0	1,298 (-15%)	17mo	$290,000	$223	30

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $9,971
• Equity at exit: $29,657

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $62,765
• Equity at exit: $17,197

Cash invested: $55,692 (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 86323

• Home prices YoY: -18.3%
• Active inventory: 264
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $664

Break-even live

Break-even rent $1,476

Max offer price $198,900

Occupancy floor 66%

Sensitivity live

Price	-10% $777	-5% $720	+0% $664	+5% $608	+10% $551
Rent	-10% $481	-5% $573	+0% $664	+5% $756	+10% $847
Rate	-1.0pp $764	-0.5pp $715	base $664	+0.5pp $613	+1.0pp $560

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1732 Allerton Way Chino Valley, AZ	4.0	2.0	1876	$2,400	$1.28	46d	1	0.30mi
1659 Allerton Way Chino Valley, AZ	3.0	2.0	1629	$2,400	$1.47	46d	1	0.37mi
437 Galloway Dr Chino Valley, AZ	3.0	2.0	1610	$2,000	$1.24	46d	1	0.69mi

Listing history 11 events

1. 2026-05-13
   listed $198,900 Active 458-char remark
2. 2026-04-21
   status Active
3. 2026-04-21
   historical
4. 2026-04-15
   status Pending
5. 2026-04-01
   price $220,000
6. 2026-02-26
   price $230,000
7. 2026-02-19
   price $235,000
8. 2026-02-09
   listed $240,000 Active
9. 2006-05-10
   soldstatus $135,000
10. 2005-11-14
    soldstatus $35,000
11. 2005-07-11
    soldstatus $21,000

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$827/yr (+$69/mo · 170.3%)

ⓘ 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 5/10 Major 7 d/yr ≥95°F today · 17 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: $27,804
• − Mortgage interest: −$11,141
• − Property taxes: −$486
• − Insurance: −$994
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$5,786
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $6,781/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: Chino Valley Unified District (4474)
• NCES district ID: 0400003
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $44,429
• Composite: 25.22/100
• National rank: #7505
• State rank: #112 of 249 in AZ

Livability — Chino Valley

• Score: 61/100
• State rank: #154
• US rank: #17802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Valley, AZ
• City population: 19,297
• Population (ZIP): 19,297

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% 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: ▼ -91.73%
• Current HPI: 410.5632
• 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

+757.1% since first listed

13 events — show timeline

• 2026-06-08 Sold (MLS) $180,000 PAARMLS as Distributed by MLS Grid
• 2026-05-22 Pending — PAARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $198,900 PAARMLS as Distributed by MLS Grid
• 2026-04-21 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-04-15 Pending — PAARMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $220,000 PAARMLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $230,000 PAARMLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $235,000 PAARMLS as Distributed by MLS Grid
• 2026-02-09 Listed $240,000 PAARMLS as Distributed by MLS Grid
• 2006-05-10 Sold (Public Records) $135,000 Public Records
• 2005-11-14 Sold (Public Records) $35,000 Public Records
• 2005-07-11 Sold (Public Records) $21,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $486 · +4.5% YoY. Source: county tax records.