960 Peace Ln · Prescott, AZ 86305

$125,000

2 bd · 2.0 ba · 995 sqft · Land public records · 43 Days on market

Built 2005 435 sqft lot $126/sqft · 66% below area ↓ 48% since listing

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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 +22.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New paint, water heater, washer & dryer, in great location in quiet neighborhood. Must see before it's gone.

Key facts

• Parking
• Built 2005
• Listed 43 days

Property features AI

Finance

• HOA & community: Not a senior community; Land lease (yes)

Exterior

• Parking: Carport attached (1 parking space)
• Utilities: Electricity available; City sewer; Natural gas water heater
• Home design: Manufactured single-wide home; One story; EnerGmiser plan type; Handicap access to exterior; Facing direction not specified
• Construction: Steel frame construction; Foam roof
• Exterior features: Covered patio/porch; Shed(s); Storm gutters; Back yard fencing; Privacy fencing; Level lot; City-maintained road frontage

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 total bathrooms (1 full, 1 three-quarter)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Bar; Ceiling fan(s); Eat-in kitchen; Laminate counters; Vaulted ceiling(s); Walk-in closet(s); Handicap bathroom features; Live on one level; Pantry
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (30.3% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $87k (30.3% below list) — sets the bar for cash-flow.
• Cap rate 8.3% vs local median 2.4% in Prescott — 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 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $125k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,172 (30.3% 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 43 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.30% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 6.4

CMA / ARV

• ARV (median comp): $331,755
• List price: $125,000
• Delta: -62.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-36,663
• Equity at exit: $18,638

10-year hold

• IRR: -67.4%
• Equity multiple: -0.72×
• Total profit: $-60,356
• Equity at exit: $10,808

Cash invested: $35,000 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$656
• Tax from tax record: −$360 /mo · $4,319/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-214

Break-even live

Break-even rent $1,891

Max offer price $87,172

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Gail Gardner Way Unit 5 Prescott, AZ	2.0	1.0	887	$1,550	$1.75	43d	1	0.35mi
720 N Walnut St Unit 15 Prescott, AZ	2.0	2.0	1082	$2,150	$1.99	43d	1	0.57mi
635 Dameron Dr Apt 1 Prescott, AZ	2.0	1.0	850	$1,150	$1.35	13d	1	0.83mi
301 W Merritt St Unit 303-A Prescott, AZ	2.0	1.0	650	$1,250	$1.92	20d	1	0.90mi
1717 Cottonwood Ave Prescott, AZ	1.0	1.0	600	$1,300	$2.17	13d	1	0.90mi
1668 W Iron Springs Rd Prescott, AZ	1.0–2.0	1.0–2.0	719	$1,700	$2.36	13d	4	0.93mi
628 1st St Apt 2C Prescott, AZ	1.0	1.0	840	$1,100	$1.31	43d	1	0.96mi
603 Campbell St Apt 01 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	0.97mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	43d	1	0.98mi
538 Lincoln Ave Unit 2A'VACATION Prescott, AZ	2.0	1.0	850	$1,850	$2.18	43d	1	0.98mi
538 Lincoln Ave Unit 1A'VACATION Prescott, AZ	3.0	2.0	1000	$2,000	$2.00	43d	1	0.98mi
538 Lincoln Ave Unit 2C'VACATION Prescott, AZ	2.0	1.0	850	$1,750	$2.06	43d	1	0.98mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	43d	1	1.02mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	43d	1	1.07mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	20d	1	1.08mi
131 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,500	$1.73	13d	1	1.11mi
131 Whipple Extention Unit B Prescott, AZ	2.0	1.0	865	$1,400	$1.62	43d	1	1.11mi
141 Whipple Ext Prescott, AZ	2.0	1.0	865	$1,400	$1.62	43d	1	1.12mi
248 Vallejo St Apt B Prescott, AZ	3.0	1.0	1000	$1,795	$1.79	13d	1	1.14mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	20d	2	1.15mi
1020 Heap Ave Prescott, AZ	2.0	1.0	1035	$2,000	$1.93	20d	1	1.29mi
355 Country Club Cir Prescott, AZ	2.0–3.0	1.5	972	$1,400	$1.44	13d	5	1.43mi
350 Rim Rock Cir #2 Prescott, AZ	2.0	2.0	1014	$1,750	$1.73	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 43 DOM
2. 2026-06-17
   days on market $125,000 Active 42 DOM
3. 2026-06-16
   days on market $125,000 Active 41 DOM

   Show marketing remark (114 chars)

   New paint, water heater, washer & dryer, in great location in quiet neighborhood. Must see before it's gone.

4. 2026-06-15
   days on market $125,000 Active 40 DOM
5. 2026-06-14
   days on market $125,000 Active 38 DOM
6. 2026-06-13
   days on market $125,000 Active 37 DOM
7. 2026-06-10
   days on market $125,000 Active 35 DOM
8. 2026-06-09
   days on market $125,000 Active 34 DOM
9. 2026-06-08
   days on market $125,000 Active 33 DOM
10. 2026-06-07
    days on market $125,000 Active 32 DOM
11. 2026-06-05
    days on market $125,000 Active 29 DOM
12. 2026-06-02
    days on market $125,000 Active 27 DOM
13. 2026-06-01
    days on market $125,000 Active 26 DOM
14. 2026-05-31
    days on market $125,000 Active 25 DOM
15. 2026-05-30
    days on market $125,000 Active 24 DOM
16. 2026-05-15
    listed $85,000 Active 114-char remark

    Show marketing remark (114 chars)

    New paint, water heater, washer & dryer, in great location in quiet neighborhood. Must see before it's gone.

17. 2026-04-27
    listed $125,000 Active 802-char remark
18. 1998-08-25
    soldstatus $46,500
19. 1997-05-01
    soldstatus $105,000
20. 1977-11-03
    soldstatus $155,094

ⓘ 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: $4,319 · $360/mo
• Projected year-2 tax: $4,319 · $360/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $19,442
• − Mortgage interest: −$7,002
• − Property taxes: −$4,319
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$3,636
• Taxable loss: −$4,370
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $-1,521/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: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AZ
• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

-48.4% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $80,000 FSBO.com
• 2026-05-15 Listed $85,000 FSBO.com
• 2026-04-27 Listed $125,000 PAARMLS as Distributed by MLS Grid
• 1998-08-25 Sold (Public Records) $46,500 Public Records
• 1997-05-01 Sold (Public Records) $105,000 Public Records
• 1977-11-03 Sold (Public Records) $155,094 Public Records

Property tax history

-7.0%/yr

Latest (2025): $4,319 · +3.1% YoY. Source: county tax records.