2194 E Lone Star Dr · Mohave Valley, AZ 86440

$212,500

2 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 273 Days on market

Built 1990 8,276 sqft lot Est $251k · 15% under

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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 +17.0/30.0
• ARV discount +14.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Looking for that refreshed home, ready for immediate occupancy? Bring your RV or river toys as there is parking for them here! Equipped with your own basketball hoop out front or you can take company to the backyard and sit around the fire pit, looking out at our beautiful mountains! Home is equipped with 1080p security cameras outside as well as this property is completely fenced in from front to back. When you walk in you are greeted with a large living room, and just past that is the dining area and kitchen with a breakfast bar. Just outside is a utility room that stores the water softener and water heater, along with some extra room for storage or a workshop. Just minutes from the river you can call this your new home, whether its full-time or on the weekends!

Key facts

• Security cameras
• Extra-large bathroom
• Rv parking

Tags

• RV PARKING
• COVERED CARPORT
• FULLY FENCED YARDS
• DECORATIVE WOOD PRIVACY FENCE
• SECURITY CAMERAS
• EXTRA-LARGE BATHROOM

Property features AI

Exterior

• Parking: Carport (1 space); RV access/parking
• Security: Prewired security
• Utilities: Public water; Septic tank; Electricity available; Underground utilities
• Home design: Manufactured home (double wide); Residential property; Entry includes breakfast bar and partial open kitchen
• Construction: Double wide manufactured construction
• Exterior features: Back and front yard fencing (chain link and wood); Shingle roof; Has a view

Interior

• Kitchen: Electric oven; Electric range; Dishwasher
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Open floorplan; Vaulted ceilings; Prewired for security
• Laundry & utility: Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $181k (14.9% below list).
• Recommended offer: $181k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% in Mohave 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 65/100 on livability (#83 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, health & safety C-, schools F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 217 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 273 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,789 (14.9% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $251,124
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2186 E Cabot Dr	0.19mi	3/2.0 (+1)	1,226 (-0%)	3mo	$168,000	$137	83
2126 E Lone Star Dr	0.13mi	3/2.0 (+1)	1,175 (-4%)	3mo	$235,000	$200	79
2423 E Palo Verde Dr	0.56mi	3/2.0 (+1)	1,237 (+0%)	6mo	$279,900	$226	63
2103 E Maverick Dr	0.19mi	2/1.0	1,120 (-9%)	23mo	$199,000	$178	53
2421 E Wildflower Dr	0.53mi	3/2.0 (+1)	1,354 (+10%)	13mo	$292,500	$216	43
2473 E Palo Verde Dr	0.67mi	2/2.0	1,289 (+5%)	22mo	$285,000	$221	42
2451 E Prickly Pear Dr	0.62mi	3/2.0 (+1)	1,104 (-10%)	10mo	$265,000	$240	41
2427 E Wildflower Dr	0.54mi	3/2.0 (+1)	1,354 (+10%)	18mo	$337,500	$249	38
2424 E Saguaro Dr	0.50mi	3/2.0 (+1)	1,387 (+13%)	18mo	$275,000	$198	35
2448 Wildflower Dr	0.57mi	3/2.0 (+1)	1,370 (+11%)	19mo	$280,000	$204	34
2493 E Palo Verde Dr	0.72mi	3/2.0 (+1)	1,312 (+7%)	23mo	$259,900	$198	31

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $124,856
• Equity at exit: $191,437

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $360,267
• Equity at exit: $412,841

Cash invested: $59,500 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $145

Break-even live

Break-even rent $1,625

Max offer price $212,500

Occupancy floor 87%

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 E Prickly Pear Dr Mohave Valley, AZ	3.0	2.0	1342	$1,800	$1.34	13d	1	0.47mi
2454 E Saguaro Dr Mohave Valley, AZ	3.0	2.0	1348	$1,900	$1.41	13d	1	0.53mi
9815 S Phoenix Dr Mohave Valley, AZ	3.0	2.0	1146	$1,600	$1.40	13d	1	1.36mi

Listing history 35 events

1. 2026-06-18
   days on market $212,500 Active 273 DOM
2. 2026-06-17
   days on market $212,500 Active 272 DOM
3. 2026-06-16
   days on market $212,500 Active 271 DOM
4. 2026-06-15
   days on market $212,500 Active 270 DOM
5. 2026-06-14
   days on market $212,500 Active 268 DOM
6. 2026-06-13
   days on market $212,500 Active 267 DOM
7. 2026-06-10
   days on market $212,500 Active 265 DOM
8. 2026-06-09
   days on market $212,500 Active 264 DOM
9. 2026-06-08
   days on market $212,500 Active 263 DOM
10. 2026-06-07
    days on market $212,500 Active 262 DOM
11. 2026-06-05
    days on market $212,500 Active 259 DOM
12. 2026-06-03
    days on market $212,500 Active 258 DOM
13. 2026-06-02
    days on market $212,500 Active 257 DOM
14. 2026-06-01
    days on market $212,500 Active 256 DOM
15. 2026-05-31
    days on market $212,500 Active 255 DOM
16. 2026-05-30
    days on market $212,500 Active 254 DOM
17. 2026-02-28
    status Active
18. 2026-02-27
    price $212,500
19. 2025-10-14
    price $219,000
20. 2025-08-14
    listed $239,000 Active
21. 2022-11-15
    soldstatus $150,000 Closed 774-char remark

    Show marketing remark (774 chars)

    Looking for that refreshed home, ready for immediate occupancy? Bring your RV or river toys as there is parking for them here! Equipped with your own basketball hoop out front or you can take company to the backyard and sit around the fire pit, looking out at our beautiful mountains! Home is equipped with 1080p security cameras outside as well as this property is completely fenced in from front to back. When you walk in you are greeted with a large living room, and just past that is the dining area and kitchen with a breakfast bar. Just outside is a utility room that stores the water softener and water heater, along with some extra room for storage or a workshop. Just minutes from the river you can call this your new home, whether its full-time or on the weekends!

22. 2022-11-15
    soldstatus $150,000

    Show marketing remark (774 chars)

    Looking for that refreshed home, ready for immediate occupancy? Bring your RV or river toys as there is parking for them here! Equipped with your own basketball hoop out front or you can take company to the backyard and sit around the fire pit, looking out at our beautiful mountains! Home is equipped with 1080p security cameras outside as well as this property is completely fenced in from front to back. When you walk in you are greeted with a large living room, and just past that is the dining area and kitchen with a breakfast bar. Just outside is a utility room that stores the water softener and water heater, along with some extra room for storage or a workshop. Just minutes from the river you can call this your new home, whether its full-time or on the weekends!

23. 2022-10-28
    status Pending 774-char remark

    Show marketing remark (774 chars)

    Looking for that refreshed home, ready for immediate occupancy? Bring your RV or river toys as there is parking for them here! Equipped with your own basketball hoop out front or you can take company to the backyard and sit around the fire pit, looking out at our beautiful mountains! Home is equipped with 1080p security cameras outside as well as this property is completely fenced in from front to back. When you walk in you are greeted with a large living room, and just past that is the dining area and kitchen with a breakfast bar. Just outside is a utility room that stores the water softener and water heater, along with some extra room for storage or a workshop. Just minutes from the river you can call this your new home, whether its full-time or on the weekends!

24. 2022-10-05
    listed $159,000 Active 774-char remark

    Show marketing remark (774 chars)

    Looking for that refreshed home, ready for immediate occupancy? Bring your RV or river toys as there is parking for them here! Equipped with your own basketball hoop out front or you can take company to the backyard and sit around the fire pit, looking out at our beautiful mountains! Home is equipped with 1080p security cameras outside as well as this property is completely fenced in from front to back. When you walk in you are greeted with a large living room, and just past that is the dining area and kitchen with a breakfast bar. Just outside is a utility room that stores the water softener and water heater, along with some extra room for storage or a workshop. Just minutes from the river you can call this your new home, whether its full-time or on the weekends!

25. 2021-12-29
    soldstatus $155,000
26. 2021-12-28
    soldstatus $155,000
27. 2021-07-13
    listed $159,500
28. 2021-04-08
    soldstatus $108,111
29. 2021-04-08
    soldstatus $108,111
30. 2021-01-22
    listed $119,000
31. 2018-08-24
    soldstatus $78,000
32. 2018-08-24
    soldstatus $78,000
33. 2018-06-11
    listed $85,000
34. 2017-05-12
    listed $94,900
35. 2006-01-13
    soldstatus $70,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$434/yr (+$36/mo · 44.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°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: $21,695
• − Mortgage interest: −$11,903
• − Property taxes: −$969
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$6,182
• Taxable loss: −$1,893
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $2,189/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Mohave Valley

• Score: 65/100
• State rank: #83
• US rank: #13041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mohave Valley, AZ
• Population (ZIP): 8,403

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.05%
• Current HPI: 322.7772
• 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

+203.6% since first listed

19 events — show timeline

• 2026-02-28 Relisted — WARDEX
• 2026-02-27 Price Changed $212,500 WARDEX
• 2025-10-14 Price Changed $219,000 WARDEX
• 2025-08-14 Listed $239,000 WARDEX
• 2022-11-15 Sold (Public Records) $150,000 Public Records
• 2022-11-15 Sold (MLS) $150,000 WARDEX
• 2022-10-28 Pending — WARDEX
• 2022-10-05 Listed $159,000 WARDEX
• 2021-12-29 Sold (MLS) $155,000 WARDEX
• 2021-12-28 Sold (Public Records) $155,000 Public Records
• 2021-07-13 Listed $159,500 WARDEX
• 2021-04-08 Sold (Public Records) $108,111 Public Records
• 2021-04-08 Sold (MLS) $108,111 WARDEX
• 2021-01-22 Listed $119,000 WARDEX
• 2018-08-24 Sold (Public Records) $78,000 Public Records
• 2018-08-24 Sold (MLS) $78,000 WARDEX
• 2018-06-11 Listed $85,000 WARDEX
• 2017-05-12 Listed $94,900 WARDEX
• 2006-01-13 Sold (Public Records) $70,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $969 · +15.4% YoY. Source: county tax records.