2996 N Truwood Dr · Prescott Valley, AZ 86314

$499,000

9 bd · 9.0 ba · 1,838 sqft · MultiFamily public records · 170 Days on market

Built 1979 7,840 sqft lot $271/sqft · 5% above area Est $475k · 5% over

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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 +17.1/30.0
• DSCR +5.3/10.0
• ARV discount +5.2/15.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• 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

Located in the heart of Prescott Valley, this well-maintained triplex offers immediate income with room to grow. Each one-bedroom, one-bath unit is spacious and offers generous storage. Two units are situated on the ground level with a third unit upstairs, creating a functional and desirable layout for tenants. Outside, tenants enjoy ample parking, a fenced backyard, and a large 10x20 storage shed. Recent capital improvements include a new roof and new air conditioning units, helping keep operating costs low. Owned and carefully maintained by the same local owner since 1996, all three units are currently leased on a month-to-month basis, allowing flexibility for a new owner. This is a strong investment opportunity in a central location with solid rental demand and upside potential.

Key facts

• Generous storage
• Central location
• Fenced backyard

Tags

• GENEROUS STORAGE
• FENCED BACKYARD
• LARGE STORAGE SHED
• NEW ROOF
• NEW AIR CONDITIONING UNITS
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive. Per door: $115/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 $413k (17.2% below list).
• Recommended offer: $413k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Rents flat; 447 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $4,133/mo this rent would consume 72% of the median local household income ($69k/yr) (locally 1236% 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 170 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $90k; list at $499k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $413,300 (17.2% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 17% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (median comp): $475,000
• List price: $499,000
• Delta: 5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-67,433
• Equity at exit: $74,403

10-year hold

• IRR: -7.9%
• Equity multiple: 0.54×
• Total profit: $-64,101
• 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 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 447
• Price-to-rent: 30.2×

Monthly cashflow live

• Estimated rent: $4,133 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $345

Break-even live

Break-even rent $3,696

Max offer price $499,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,134
Total (3 units)			$4,133

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: —

Listing history 19 events

1. 2026-06-18
   days on market $499,000 Active 170 DOM
2. 2026-06-17
   days on market $499,000 Active 169 DOM
3. 2026-06-16
   days on market $499,000 Active 168 DOM
4. 2026-06-15
   days on market $499,000 Active 167 DOM
5. 2026-06-14
   days on market $499,000 Active 165 DOM
6. 2026-06-13
   days on market $499,000 Active 164 DOM
7. 2026-06-10
   days on market $499,000 Active 162 DOM
8. 2026-06-09
   days on market $499,000 Active 161 DOM
9. 2026-06-08
   days on market $499,000 Active 160 DOM
10. 2026-06-07
    days on market $499,000 Active 159 DOM
11. 2026-06-02
    days on market $499,000 Active 154 DOM
12. 2026-06-01
    days on market $499,000 Active 153 DOM
13. 2026-05-31
    days on market $499,000 Active 152 DOM
14. 2026-05-30
    days on market $499,000 Active 151 DOM
15. 2025-12-30
    listed $499,000 Active

    Show marketing remark (792 chars)

    Located in the heart of Prescott Valley, this well-maintained triplex offers immediate income with room to grow. Each one-bedroom, one-bath unit is spacious and offers generous storage. Two units are situated on the ground level with a third unit upstairs, creating a functional and desirable layout for tenants. Outside, tenants enjoy ample parking, a fenced backyard, and a large 10x20 storage shed. Recent capital improvements include a new roof and new air conditioning units, helping keep operating costs low. Owned and carefully maintained by the same local owner since 1996, all three units are currently leased on a month-to-month basis, allowing flexibility for a new owner. This is a strong investment opportunity in a central location with solid rental demand and upside potential.

16. 2025-12-30
    listed $499,000 Active 792-char remark

    Show marketing remark (792 chars)

    Located in the heart of Prescott Valley, this well-maintained triplex offers immediate income with room to grow. Each one-bedroom, one-bath unit is spacious and offers generous storage. Two units are situated on the ground level with a third unit upstairs, creating a functional and desirable layout for tenants. Outside, tenants enjoy ample parking, a fenced backyard, and a large 10x20 storage shed. Recent capital improvements include a new roof and new air conditioning units, helping keep operating costs low. Owned and carefully maintained by the same local owner since 1996, all three units are currently leased on a month-to-month basis, allowing flexibility for a new owner. This is a strong investment opportunity in a central location with solid rental demand and upside potential.

17. 1996-03-26
    soldstatus $90,000
18. 1995-04-26
    soldstatus $88,000
19. 1995-04-26
    soldstatus $88,000

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $3,293 · $274/mo
• Expected delta: +$2,147/yr (+$179/mo · 187.4%)

ⓘ 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 4/10 Moderate 6 d/yr ≥94°F today · 15 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: $49,596
• − Mortgage interest: −$27,952
• − Property taxes: −$1,146
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,968
• − Management: −$3,968
• − Depreciation: −$14,516
• Taxable loss: −$4,448
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $5,206/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): 40,317
• Household income: $69,208
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1236.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 15% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15%

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: ▼ -176.27%
• Current HPI: 370.04
• Rent YoY: ▲ 0.97%
• 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

+467.0% since first listed

5 events — show timeline

• 2025-12-30 Listed $499,000 PAARMLS as Distributed by MLS Grid
• 2025-12-30 Listed $499,000 ARMLS
• 1996-03-26 Sold (Public Records) $90,000 Public Records
• 1995-04-26 Sold (Public Records) $88,000 Public Records
• 1995-04-26 Sold (Public Records) $88,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,146 · +0.8% YoY. Source: county tax records.