34465 S K Field Rd · Black Canyon City, AZ 85324

$215,000

2 bd · 2.0 ba · 1,610 sqft · Manufactured public records · 53 Days on market

Built 1976 10,297 sqft lot Est $309k · 30% under

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Immaculate 2-bedroom, 2 bath, manufactured home. This lovingly cared for home features 2 spacious bedrooms, and 2 full bathrooms. Enjoy a bright living room and a formal dining room perfect for gatherings. The home boasts a full-length covered patio and a full-length covered carport, along with a 2+ car garage. Situated on a well-manicured, fully fenced lot in a quiet neighborhood, this property offers both comfort and privacy.

Key facts

• Well-manicured lot
• Quiet neighborhood
• Fully fenced lot

Tags

• FULL-LENGTH COVERED PATIO
• FULL-LENGTH COVERED CARPORT
• WELL-MANICURED LOT
• FULLY FENCED LOT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Annual tax information available
• HOA & community: No association fees

Exterior

• Parking: 4 covered parking spaces; 4 open parking spaces; RV parking/access; Detached parking area; 2-car garage; 2-car carport
• Utilities: City water; Septic (installed and connected)
• Home design: Manufactured/mobile home; Fee simple ownership; Mountain views; Asphalt road surface
• Construction: Aluminum siding; Steel frame construction; Composition roof; Building area per builder
• Exterior features: Chain link fencing; Shed(s) on the property; Gravel/stone front and back yard; County-maintained road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: 3/4 bath in the master bedroom; Bath grab bars for accessibility
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/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 $200k (7.0% below list).
• Recommended offer: $200k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.9% in Black Canyon City — 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 58/100 on livability (#213 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Canon Elementary District (4484) (rural): math 25% / reading 35% proficiency, ranked #294 of 501 in AZ (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canon School (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 131 students, 93% FRL) — zoned schools average 93% FRL vs 65% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Canon Elementary District (4484) average; the district grade overstates school quality for this exact location.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $215k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000 (7.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $309,120
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34851 S Desert Cv	0.34mi	2/2.0	1,682 (+4%)	4mo	$270,000	$161	74
34720 S Bertha St	0.15mi	3/2.0 (+1)	1,465 (-9%)	10mo	$150,000	$102	65
19260 E Abbott St	0.42mi	3/2.0 (+1)	1,561 (-3%)	7mo	$300,000	$192	64
34840 S Desert Cv	0.30mi	3/2.0 (+1)	1,503 (-7%)	10mo	$312,000	$208	62
18699 E Wanda Dr	0.25mi	3/3.0 (+1)	1,440 (-11%)	4mo	$86,000	$60	59
34820 S Desert Cv	0.28mi	3/2.0 (+1)	1,440 (-11%)	11mo	$335,000	$233	55
18900 E Kings Way	0.23mi	3/2.0 (+1)	1,440 (-11%)	19mo	$299,500	$208	51
18940 E Queens Way	0.36mi	3/2.0 (+1)	1,793 (+11%)	14mo	$375,000	$209	48
34825 S Mesquite Dr	0.46mi	3/2.0 (+1)	1,792 (+11%)	14mo	$269,000	$150	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $137,324
• Equity at exit: $193,689

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $388,189
• Equity at exit: $417,698

Cash invested: $60,200 (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 85324

• Home prices YoY: 7.5%
• Active inventory: 45
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $319

Break-even live

Break-even rent $1,596

Max offer price $215,000

Occupancy floor 79%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34380 S Cholla Dr Black Canyon City, AZ	3.0	2.0	1934	$2,000	$1.03	2d	1	1.12mi

Listing history 19 events

1. 2026-06-19
   days on market $215,000 Active 53 DOM
2. 2026-06-18
   days on market $215,000 Active 52 DOM
3. 2026-06-17
   days on market $215,000 Active 51 DOM
4. 2026-06-16
   days on market $215,000 Active 50 DOM
5. 2026-06-15
   days on market $215,000 Active 49 DOM
6. 2026-06-14
   days on market $215,000 Active 47 DOM
7. 2026-06-12
   days on market $215,000 Active 46 DOM
8. 2026-06-09
   days on market $215,000 Active 43 DOM
9. 2026-06-08
   days on market $215,000 Active 42 DOM
10. 2026-06-07
    days on market $215,000 Active 41 DOM
11. 2026-06-07
    days on market $215,000 Active 40 DOM
12. 2026-06-04
    days on market $215,000 Active 37 DOM
13. 2026-06-02
    days on market $215,000 Active 36 DOM
14. 2026-06-01
    days on market $215,000 Active 35 DOM
15. 2026-05-31
    days on market $215,000 Active 34 DOM
16. 2026-05-31
    days on market $215,000 Active 33 DOM
17. 2026-04-27
    listed $215,000 Active
18. 1996-07-05
    soldstatus $55,000
19. 1993-12-13
    soldstatus $42,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$896/yr (+$75/mo · 171.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$12,043
• − Property taxes: −$523
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,255
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $3,769/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: Canon Elementary District (4484)
• NCES district ID: 0401650
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $37,755
• Composite: 27.85/100
• National rank: #12286
• State rank: #294 of 501 in AZ

Livability — Black Canyon City

• Score: 58/100
• State rank: #213
• US rank: #21226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Canyon City, AZ
• Population (ZIP): 2,297

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Serbian 3% Lithuanian 2%
• Foreign-born: 1% · Canada

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: ▲ 29.16%
• Current HPI: 417.6032
• Rent YoY: —
• Metro: —
• 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

+411.9% since first listed

3 events — show timeline

• 2026-04-27 Listed $215,000 ARMLS
• 1996-07-05 Sold (Public Records) $55,000 Public Records
• 1993-12-13 Sold (Public Records) $42,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $523 · +28.8% YoY. Source: county tax records.