1283 N Tapadero Dr · Prescott Valley, AZ 86327

$499,000

6 bd · 4.5 ba · 2,642 sqft · MultiFamily public records · 146 Days on market

Built 1985 7,405 sqft lot $189/sqft · 15% below area Est $589k · 15% under $6/mo HOA

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +14.4/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This triplex has been reduced in price significantly to $499,000 so that the buyer can do all the improvements after close of escrow. Each unit has 2br 1.5 bathrooms. Listing agent has a recent home inspection and termite report he can email to you. The seller is now living out of state and is unable to coordinate these repairs himself. Adjacent tri-plex is also for sale at 1275 Tapadero. MLS #1078931. Recently updated tri-plex with new roof, new interior paint, some exterior paint. Units A and C have brand new luxury vinyl planking thru out. New horizontal blinds, New tub/shower enclosure in Unit C, many more upgrades in all three units. Storage shed in back of lot. One unit has newer gas pack on roof. Please do not disturb tenants.

Key facts

• Storage shed
• New interior paint
• New roof

Tags

• NEW ROOF
• NEW INTERIOR PAINT
• NEW LUXURY VINYL PLANKING
• NEW HORIZONTAL BLINDS
• NEW TUB SHOWER ENCLOSURE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3 × 2.0-bed/1.5-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $460k (7.8% below list).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $4,599/mo this rent would consume 77% of the median local household income ($72k/yr) (locally 70% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 146 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $499k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $589,402
• List price: $499,000
• Delta: -15.34%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-40,235
• Equity at exit: $74,403

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $16,689
• Equity at exit: $43,144

Cash invested: $139,720 (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: 27.1×

Monthly cashflow live

• Estimated rent: $4,599 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$208
• HOA: −$6
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $641

Break-even live

Break-even rent $3,787

Max offer price $499,000

Occupancy floor 81%

Sensitivity live

Price	-10% $924	-5% $782	+0% $641	+5% $500	+10% $359
Rent	-10% $278	-5% $459	+0% $641	+5% $823	+10% $1,004
Rate	-1.0pp $892	-0.5pp $768	base $641	+0.5pp $512	+1.0pp $380

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2.0	1.5	$4,599
Total (3 units)			$4,599

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $499,000 Active 146 DOM
2. 2026-06-17
   days on market $499,000 Active 145 DOM
3. 2026-06-16
   days on market $499,000 Active 144 DOM
4. 2026-06-15
   days on market $499,000 Active 143 DOM
5. 2026-06-14
   days on market $499,000 Active 141 DOM
6. 2026-06-13
   days on market $499,000 Active 140 DOM
7. 2026-06-10
   days on market $499,000 Active 138 DOM
8. 2026-06-09
   days on market $499,000 Active 137 DOM
9. 2026-06-08
   days on market $499,000 Active 136 DOM
10. 2026-06-07
    days on market $499,000 Active 135 DOM
11. 2026-06-02
    days on market $499,000 Active 130 DOM
12. 2026-06-01
    days on market $499,000 Active 129 DOM
13. 2026-05-31
    days on market $499,000 Active 128 DOM
14. 2026-05-30
    days on market $499,000 Active 127 DOM
15. 2026-04-21
    price $499,000 743-char remark

    Show marketing remark (743 chars)

    This triplex has been reduced in price significantly to $499,000 so that the buyer can do all the improvements after close of escrow. Each unit has 2br 1.5 bathrooms. Listing agent has a recent home inspection and termite report he can email to you. The seller is now living out of state and is unable to coordinate these repairs himself. Adjacent tri-plex is also for sale at 1275 Tapadero. MLS #1078931. Recently updated tri-plex with new roof, new interior paint, some exterior paint. Units A and C have brand new luxury vinyl planking thru out. New horizontal blinds, New tub/shower enclosure in Unit C, many more upgrades in all three units. Storage shed in back of lot. One unit has newer gas pack on roof. Please do not disturb tenants.

16. 2026-02-25
    status Active 743-char remark

    Show marketing remark (743 chars)

    This triplex has been reduced in price significantly to $499,000 so that the buyer can do all the improvements after close of escrow. Each unit has 2br 1.5 bathrooms. Listing agent has a recent home inspection and termite report he can email to you. The seller is now living out of state and is unable to coordinate these repairs himself. Adjacent tri-plex is also for sale at 1275 Tapadero. MLS #1078931. Recently updated tri-plex with new roof, new interior paint, some exterior paint. Units A and C have brand new luxury vinyl planking thru out. New horizontal blinds, New tub/shower enclosure in Unit C, many more upgrades in all three units. Storage shed in back of lot. One unit has newer gas pack on roof. Please do not disturb tenants.

17. 2026-02-24
    status Pending 743-char remark

    Show marketing remark (743 chars)

    This triplex has been reduced in price significantly to $499,000 so that the buyer can do all the improvements after close of escrow. Each unit has 2br 1.5 bathrooms. Listing agent has a recent home inspection and termite report he can email to you. The seller is now living out of state and is unable to coordinate these repairs himself. Adjacent tri-plex is also for sale at 1275 Tapadero. MLS #1078931. Recently updated tri-plex with new roof, new interior paint, some exterior paint. Units A and C have brand new luxury vinyl planking thru out. New horizontal blinds, New tub/shower enclosure in Unit C, many more upgrades in all three units. Storage shed in back of lot. One unit has newer gas pack on roof. Please do not disturb tenants.

18. 2026-01-21
    listed $579,000 Active 743-char remark

    Show marketing remark (743 chars)

    This triplex has been reduced in price significantly to $499,000 so that the buyer can do all the improvements after close of escrow. Each unit has 2br 1.5 bathrooms. Listing agent has a recent home inspection and termite report he can email to you. The seller is now living out of state and is unable to coordinate these repairs himself. Adjacent tri-plex is also for sale at 1275 Tapadero. MLS #1078931. Recently updated tri-plex with new roof, new interior paint, some exterior paint. Units A and C have brand new luxury vinyl planking thru out. New horizontal blinds, New tub/shower enclosure in Unit C, many more upgrades in all three units. Storage shed in back of lot. One unit has newer gas pack on roof. Please do not disturb tenants.

19. 2004-03-31
    soldstatus $180,000
20. 2001-11-29
    soldstatus $160,000
21. 1993-07-27
    soldstatus $135,000

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $3,293 · $274/mo
• Expected delta: +$1,358/yr (+$113/mo · 70.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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: $55,188
• − Mortgage interest: −$27,952
• − Property taxes: −$1,936
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,415
• − Management: −$4,415
• − HOA: −$72
• − Depreciation: −$14,516
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $7,841/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): 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

+269.6% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $499,000 PAARMLS as Distributed by MLS Grid
• 2026-02-25 Relisted — PAARMLS as Distributed by MLS Grid
• 2026-02-24 Pending — PAARMLS as Distributed by MLS Grid
• 2026-01-21 Listed $579,000 PAARMLS as Distributed by MLS Grid
• 2004-03-31 Sold (Public Records) $180,000 Public Records
• 2001-11-29 Sold (Public Records) $160,000 Public Records
• 1993-07-27 Sold (Public Records) $135,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,936 · +1.1% YoY. Source: county tax records.