510 Copper Basin Rd #60 · Prescott, AZ 86303

$66,000

2 bd · 2.0 ba · 700 sqft · Land · 36 Days on market

Built 1962 $94/sqft · 7% above area Est $62k · 7% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.4/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled among the beautiful Prescott pines just minutes from downtown Prescott and within walking distance to a grocery store, this fully updated home offers comfort and convenience. Recent upgrades include a new roof, new windows, an on-demand water heater, importantly new Pex plumbing and electrical wiring through out. New cabinets, flooring, appliances including full sized washer and dryer. Featuring 2 bedrooms, 2 baths and a private side patio perfect for barbecues or relaxing outdoors. The second Bedroom has it's own door to the patio. There is a storage shed attached. Ideal as a year-round home or weekend getaway in a desirable Prescott location. Owner may finance with substantial down payment. Prescott Gardens, a 55+ park is enhancing the lifestyle even further with planned new community amenities. There are financing options available. Buyer must be approved by park management. Current space rent is $785/month.

Key facts

• 2 parking spots
• Built 1962
• Listed 36 days

Property features AI

Finance

• Other: Directions to property available
• HOA & community: Land lease of $785 monthly; Association covers grounds maintenance, street maintenance, and trash

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer; Utilities: See remarks
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vertical siding; Steel frame construction; Composition roof; Building area per owner
• Exterior features: Storage; Shed(s); Gravel/stone front

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split heating and cooling; Window/wall cooling units; Electric and natural gas heating options
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Free-standing fireplace; Dual-pane vinyl-frame windows; Tankless hot water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $66k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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; 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.
• Zoned schools: Lincoln Elementary School (math 32% / reading 32%, grade F, #505 of 1,109 statewide, top 47%, 309 students, 54% FRL); Prescott Mile High Middle School (math 26% / reading 42%, grade F, #67 of 218 statewide, top 31%, 578 students, 33% FRL); Prescott High School (math 27% / reading 35%, grade F, #111 of 381 statewide, top 29%, 1,436 students, 21% FRL).
• Market conditions: Rents flat; 516 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $456 of loan paydown is wiped out by about $2k 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 + 0.5% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.21% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.23%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $61,750
• List price: $66,000
• Delta: 6.88%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.63×
• Total profit: $30,122
• Equity at exit: $9,841

10-year hold

• IRR: 44.7%
• Equity multiple: 4.76×
• Total profit: $69,517
• Equity at exit: $5,706

Cash invested: $18,480 (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 86303

• Home prices YoY: -28.9%
• Rents YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $697

Break-even live

Break-even rent $577

Max offer price $66,000

Occupancy floor 47%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 White Spar Rd Prescott, AZ	1.0–2.0	1.0–2.0	751	$1,850	$2.46	13d	10	0.17mi
610 S Granite St Prescott, AZ	1.0	1.0	546	$1,100	$2.01	13d	1	0.28mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	44d	1	0.83mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	44d	1	0.98mi
824 W Gurley St Prescott, AZ	1.0–2.0	1.0	711	$1,375	$1.93	21d	2	1.00mi
123 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,145	$2.97	21d	1	1.01mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.01mi
129 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,195	$3.10	21d	1	1.02mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.02mi
129 N Cortez St Prescott, AZ	1.0	1.0	292	$1,225	$4.19	44d	3	1.02mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	44d	1	1.11mi
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	44d	1	1.27mi
410 Madison Ave Unit 3 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	44d	1	1.30mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	1.30mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	1.31mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	44d	1	1.48mi
601 Campbell St Apt 3 Prescott, AZ	2.0	1.0	720	$1,000	$1.39	44d	1	1.50mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $66,000 Pending 36 DOM
2. 2026-06-10
   days on market $66,000 Active 35 DOM
3. 2026-06-09
   days on market $66,000 Active 34 DOM
4. 2026-06-08
   days on market $66,000 Active 33 DOM
5. 2026-06-07
   days on market $66,000 Active 32 DOM
6. 2026-06-05
   days on market $66,000 Active 29 DOM
7. 2026-06-02
   pricedays on market $66,000 Active 27 DOM
8. 2026-06-01
   days on market $76,000 Active 26 DOM

   Show marketing remark (936 chars)

   Nestled among the beautiful Prescott pines just minutes from downtown Prescott and within walking distance to a grocery store, this fully updated home offers comfort and convenience. Recent upgrades include a new roof, new windows, an on-demand water heater, importantly new Pex plumbing and electrical wiring through out. New cabinets, flooring, appliances including full sized washer and dryer. Featuring 2 bedrooms, 2 baths and a private side patio perfect for barbecues or relaxing outdoors. The second Bedroom has it's own door to the patio. There is a storage shed attached. Ideal as a year-round home or weekend getaway in a desirable Prescott location. Owner may finance with substantial down payment. Prescott Gardens, a 55+ park is enhancing the lifestyle even further with planned new community amenities. There are financing options available. Buyer must be approved by park management. Current space rent is $785/month.

9. 2026-05-31
   days on market $76,000 Active 25 DOM
10. 2026-05-30
    days on market $76,000 Active 24 DOM
11. 2026-05-06
    listed $76,000 Active 799-char remark

    Show marketing remark (936 chars)

    Nestled among the beautiful Prescott pines just minutes from downtown Prescott and within walking distance to a grocery store, this fully updated home offers comfort and convenience. Recent upgrades include a new roof, new windows, an on-demand water heater, importantly new Pex plumbing and electrical wiring through out. New cabinets, flooring, appliances including full sized washer and dryer. Featuring 2 bedrooms, 2 baths and a private side patio perfect for barbecues or relaxing outdoors. The second Bedroom has it's own door to the patio. There is a storage shed attached. Ideal as a year-round home or weekend getaway in a desirable Prescott location. Owner may finance with substantial down payment. Prescott Gardens, a 55+ park is enhancing the lifestyle even further with planned new community amenities. There are financing options available. Buyer must be approved by park management. Current space rent is $785/month.

12. 2026-05-06
    listed $76,000 Active 887-char remark

    Show marketing remark (936 chars)

    Nestled among the beautiful Prescott pines just minutes from downtown Prescott and within walking distance to a grocery store, this fully updated home offers comfort and convenience. Recent upgrades include a new roof, new windows, an on-demand water heater, importantly new Pex plumbing and electrical wiring through out. New cabinets, flooring, appliances including full sized washer and dryer. Featuring 2 bedrooms, 2 baths and a private side patio perfect for barbecues or relaxing outdoors. The second Bedroom has it's own door to the patio. There is a storage shed attached. Ideal as a year-round home or weekend getaway in a desirable Prescott location. Owner may finance with substantial down payment. Prescott Gardens, a 55+ park is enhancing the lifestyle even further with planned new community amenities. There are financing options available. Buyer must be approved by park management. Current space rent is $785/month.

13. 2026-02-28
    historical
14. 2026-02-28
    historical
15. 2026-01-06
    price $64,900
16. 2026-01-06
    price $64,900
17. 2025-10-30
    listed $79,500 Active
18. 2025-10-30
    listed $79,500 Active
19. 2009-10-27
    historical
20. 2007-05-28
    listed $349,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 16 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: $17,508
• − Mortgage interest: −$3,697
• − Property taxes: −$990
• − Insurance: −$330
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$1,920
• Taxable income: $7,770
• Est. tax owed @ 24.0%: −$1,865
• After-tax cash flow: $6,493/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): 19,446
• Household income: $72,359
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 763.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -131.63%
• Current HPI: 323.9554
• Rent YoY: ▲ 0.51%
• 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

-81.1% since first listed

14 events — show timeline

• 2026-06-11 Pending — PAARMLS as Distributed by MLS Grid
• 2026-06-11 Pending — ARMLS
• 2026-06-01 Price Changed $66,000 ARMLS
• 2026-06-01 Price Changed $66,000 PAARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $76,000 ARMLS
• 2026-05-06 Listed $76,000 PAARMLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — ARMLS
• 2026-01-06 Price Changed $64,900 ARMLS
• 2026-01-06 Price Changed $64,900 PAARMLS as Distributed by MLS Grid
• 2025-10-30 Listed $79,500 ARMLS
• 2025-10-30 Listed $79,500 PAARMLS as Distributed by MLS Grid
• 2009-10-27 Listing Removed — ARMLS
• 2007-05-28 Listed $349,900 ARMLS