1299 W On The Greens Blvd · Cottonwood, AZ 86326

$255,000

3 bd · 2.0 ba · 2,160 sqft · Manufactured · 54 Days on market

Built 2005 Good condition Est $244k · at est. ↓ 14% since listing

---

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 +14.1/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to fairway views from your private Arizona room -- protected by golf netting, so you get the scenery without the worry. One of the largest AND best-priced resale homes in gated 55+ On The Greens: 2,160 SF, impeccable move-in condition, 3BR/2BA, updated kitchen, tile and wood floors throughout. Extended driveway, 2-car garage. Resort amenities, mountain views, minutes from Old Town Cottonwood and Sedona. Full-time or snowbird -- this is the one.

Key facts

• Low maintenance yard
• Sunny enclosed porch
• Covered patio

Tags

• GOLF COURSE VIEWS
• MOUNTAIN VIEWS
• UPDATED KITCHEN
• SUNNY ENCLOSED PORCH
• COVERED PATIO
• LOW MAINTENANCE YARD

Property features AI

Finance

• Other: Property directions available
• HOA & community: Land lease community; Land lease $800 monthly; No association fees included; Community pool; Community spa (heated); Golf; Pickleball courts; Fitness center

Exterior

• Parking: 2 garage spaces; 2 covered spaces; 2 open parking spaces; Garage with door opener and direct access
• Security: Gated community
• Utilities: Public sewer; Onsite well for water
• Home design: Manufactured/mobile housing; Leasehold ownership
• Construction: Vinyl siding; Steel frame; Painted exterior; Composition roof; Builder-sourced building area; Home warranty included
• Exterior features: Screened-in patio(s); Desert front and back landscaping; Gravel/stone front and back; On golf course; Private maintained road; City, golf course and mountain views; Heated spa

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Eat-in kitchen with breakfast bar
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double vanity; Eat-in kitchen; Breakfast bar; No interior steps; Vaulted ceilings; Full bath in master bedroom; Skylights; Dual-pane windows; Refrigerator; Dishwasher; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($475/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 $228k (10.6% below list).
• Recommended offer: $228k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Cottonwood — 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 79/100 on livability (#7 in AZ, #2,176 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, cost of living A; Watch: employment D, amenities F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mountain View Preparatory School (math 30% / reading 44%, grade F, #438 of 1,109 statewide, top 41%, 403 students, 33% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 269 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,281/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 894% 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 $2k of loan paydown is wiped out by about $8k 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 54 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,081 (10.6% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $244,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2050 W State Route 89a -- #320	0.51mi	3/2.0	1,960 (-9%)	2mo	$175,000	$89	59
1410 Hogan Dr	0.28mi	3/2.0	2,439 (+13%)	8mo	$275,000	$113	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-45,449
• Equity at exit: $38,021

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-62,021
• Equity at exit: $22,048

Cash invested: $71,400 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 269
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $40

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 93%

Sensitivity live

Price	-10% $216	-5% $128	+0% $40	+5% $-49	+10% $-137
Rent	-10% $-141	-5% $-50	+0% $40	+5% $130	+10% $220
Rate	-1.0pp $168	-0.5pp $104	base $40	+0.5pp $-26	+1.0pp $-94

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
992 Sterling Ln Cottonwood, AZ	3.0	2.0	1652	$2,395	$1.45	23d	1	0.32mi
255 S Cottonwood Ranch Rd Cottonwood, AZ	3.0	2.0	1695	$2,195	$1.29	15d	1	1.11mi

Listing history 35 events

1. 2026-06-21
   days on market $255,000 Active 54 DOM
2. 2026-06-18
   days on market $255,000 Active 51 DOM
3. 2026-06-17
   days on market $255,000 Active 50 DOM
4. 2026-06-16
   days on market $255,000 Active 49 DOM
5. 2026-06-15
   days on market $255,000 Active 48 DOM
6. 2026-06-14
   days on market $255,000 Active 46 DOM
7. 2026-06-13
   days on market $255,000 Active 45 DOM
8. 2026-06-10
   days on market $255,000 Active 43 DOM
9. 2026-06-09
   days on market $255,000 Active 42 DOM
10. 2026-06-08
    days on market $255,000 Active 41 DOM
11. 2026-06-07
    days on market $255,000 Active 40 DOM
12. 2026-06-05
    days on market $255,000 Active 37 DOM
13. 2026-06-03
    days on market $255,000 Active 36 DOM
14. 2026-06-02
    days on market $255,000 Active 35 DOM
15. 2026-06-01
    days on market $255,000 Active 34 DOM
16. 2026-05-31
    days on market $255,000 Active 33 DOM
17. 2026-05-30
    days on market $255,000 Active 32 DOM
18. 2026-04-28
    listed $255,000 Active
19. 2026-04-28
    historical
20. 2026-04-14
    price $255,000
21. 2026-03-24
    price $259,000
22. 2026-03-09
    status Active
23. 2026-03-06
    historical
24. 2025-12-07
    status Active
25. 2025-12-06
    historical
26. 2025-10-29
    price $263,000
27. 2025-10-29
    price $262,000
28. 2025-09-04
    listed $265,000 Active
29. 2025-03-24
    historical
30. 2025-03-19
    historical
31. 2025-02-23
    price $278,500
32. 2025-02-12
    listed $265,000 Active
33. 2025-02-12
    listed $278,500
34. 2024-04-20
    historical
35. 2024-01-13
    listed $296,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 20 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: $27,370
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$7,418
• Taxable loss: −$3,812
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $1,390/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

Good 80/100 Cosmetic rehab

This move-in condition home offers a great location with golf course views and resort amenities. Minor cosmetic updates could further enhance its appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Cottonwood

• Score: 79/100
• State rank: #7
• US rank: #2176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AZ
• County: Yavapai County · 190,406 people
• City population: 24,852
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% 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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

-14.0% since first listed

18 events — show timeline

• 2026-04-28 Listing Removed — ARMLS
• 2026-04-28 Listed $255,000 ARMLS
• 2026-04-14 Price Changed $255,000 ARMLS
• 2026-03-24 Price Changed $259,000 ARMLS
• 2026-03-09 Relisted — ARMLS
• 2026-03-06 Listing Removed — ARMLS
• 2025-12-07 Relisted — ARMLS
• 2025-12-06 Listing Removed — ARMLS
• 2025-10-29 Price Changed $263,000 ARMLS
• 2025-10-29 Price Changed $262,000 ARMLS
• 2025-09-04 Listed $265,000 ARMLS
• 2025-03-24 Listing Removed — ARMLS
• 2025-03-19 Listing Removed — ARMLS
• 2025-02-23 Price Changed $278,500 ARMLS
• 2025-02-12 Listed $278,500 ARMLS
• 2025-02-12 Listed $265,000 ARMLS
• 2024-04-20 Listing Removed — ARMLS
• 2024-01-13 Listed $296,500 ARMLS