2839 W Kings Hwy Unit W · Prescott Valley, AZ 86314

$140,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 23 Days on market

Built 1982 Fair condition 8,712 sqft lot Garage $97/sqft · 55% below area

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Home on owned land with Bonus Space. Prime Location close to shopping, hospitals, schools, and parks! Charming 3-Bedroom Home with Bonus Space and Prime Location! This inviting 1982 single-wide with a thoughtful addition offers three bedrooms, two bathrooms , plustwo additional potential bedrooms for flexible living. Enjoy an open living and dining area filled with natural light, ample cabinetry for storage, a dedicated laundry room , and a convenient home office workspace . Step outside to a covered shaded porch perfect for relaxing, surrounded by mature shade trees in both the front and backyard.

Key facts

• Rv parking
• Covered shaded porch
• Mature shade trees

Tags

• OPEN LIVING AND DINING AREA
• DEDICATED LAUNDRY ROOM
• HOME OFFICE WORKSPACE
• COVERED SHADED PORCH
• MATURE SHADE TREES
• RV PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Liberty Traditional School (math 56% / reading 53%, grade C, #208 of 1,109 statewide, top 19%, 785 students, 39% FRL); Glassford Hill Middle School (math 19% / reading 24%, grade F, #122 of 218 statewide, top 57%, 398 students, 49% FRL); Bradshaw Mountain High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,697 students, 43% FRL).
• Market conditions: Rents flat; 638 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $312,614
• List price: $140,000
• Delta: -55.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2951 N Kings Hwy	0.14mi	3/2.0	1,512 (+5%)	1mo	$315,000	$208	84
2880 N Cedar Springs Ln	0.20mi	3/2.0	1,486 (+3%)	3mo	$440,000	$296	83
2890 N Indian Wells Dr	0.26mi	3/2.0	1,315 (-9%)	3mo	$380,000	$289	71
2929 N Queen St	0.15mi	3/2.0	1,248 (-13%)	0mo	$325,000	$260	71
3461 N Tower Rd	0.64mi	3/1.5	1,440 (0%)	2mo	$330,000	$229	67
3133 N Queen St	0.32mi	3/2.0	1,568 (+9%)	4mo	$353,000	$225	67
2780 N Date Creek Dr	0.11mi	3/2.0	1,266 (-12%)	10mo	$365,000	$288	66
3170 N Kings Hwy E	0.34mi	3/2.0	1,344 (-7%)	11mo	$330,000	$246	64
3055 N Cedar Springs Ln	0.39mi	3/2.0	1,279 (-11%)	3mo	$370,000	$289	61
3050 N Lynx Lake Dr	0.72mi	3/2.0	1,514 (+5%)	0mo	$455,000	$301	58
3475 N Castle Dr	0.66mi	3/2.0	1,306 (-9%)	0mo	$387,900	$297	53
3098 N Starlight Dr	0.44mi	3/1.5	1,268 (-12%)	12mo	$365,000	$288	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.22×
• Total profit: $8,817
• Equity at exit: $20,874

10-year hold

• IRR: 13.4%
• Equity multiple: 1.97×
• Total profit: $38,093
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 18 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $399,000 ($271/sqft)
• Median days on market: 52 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86314

• Home prices YoY: -32.3%
• Rents YoY: 1.0%
• Active inventory: 638
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $555

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 66%

Sensitivity live

Price	-10% $651	-5% $603	+0% $555	+5% $506	+10% $458
Rent	-10% $403	-5% $479	+0% $555	+5% $631	+10% $707
Rate	-1.0pp $625	-0.5pp $590	base $555	+0.5pp $518	+1.0pp $482

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2868 N Superstition Ln Unit 2 Prescott Valley, AZ	3.0	2.0	1254	$1,575	$1.26	6d	1	0.31mi
2809 N Superstition Ln Apt D Prescott Valley, AZ	2.0	2.0	1013	$1,600	$1.58	139d	1	0.31mi
2809 N Superstition Ln Apt A Prescott Valley, AZ	2.0	2.0	1013	$1,495	$1.48	109d	1	0.31mi
2890 N Superstition Ln Unit 2 Prescott Valley, AZ	2.0	1.0	1664	$1,019	$0.61	6d	1	0.32mi
5805 Market St Prescott Valley, AZ	1.0–3.0	1.0–2.0	1015	$2,148	$2.12	6d	1	0.37mi
5700 Market St Prescott Valley, AZ	1.0–3.0	1.0–2.0	936	$1,952	$2.09	0d	9	0.44mi
1841 E Mulberry Prescott Valley, AZ	3.0	3.0	1812	$2,425	$1.34	6d	1	1.11mi
3128 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	1045	$2,270	$2.17	0d	53	1.18mi
3131 N Main St Prescott Valley, AZ	1.0–3.0	1.0–2.0	942	$2,100	$2.23	3d	21	1.30mi
7025 E Lynx Wagon Rd Prescott Valley, AZ	3.0	2.0	1670	$2,300	$1.38	6d	1	1.31mi
1889 N Emerald Dr Prescott, AZ	3.0	2.0	1408	$2,200	$1.56	139d	1	1.34mi
5270 Diamond Dr Unit B Prescott, AZ	3.0	2.0	1460	$1,815	$1.24	6d	1	1.40mi

Property features AI

Finance

• Other: Zoning: R1-01Lot about 0.2 acre (owner source)Road responsibility: CountyRoad frontage: County road with paved surface
• HOA & community: Not a senior communitySubdivision: Castle Canyon Mesa

Exterior

• Parking: RV garage/parking featuresDriveway parking (circular, dirt, gravel)
• Security: Smoke detector(s)
• Utilities: Public waterSeptic (WWT - septic conventional)Electricity available (220 volts)Natural gas availableUnderground utilitiesNatural gas water heater
• Home design: Manufactured home (single wide)Single-story
• Construction: Steel frame constructionRolled/hot mop and rubber roofingPiers foundationBuilt area approximately 1,440
• Exterior features: Covered patio/porchCircular, dirt and gravel drivewayFront landscapingLevel entryNative vegetation (Juniper/Pinon)Shed(s)RV parking available

Interior

• Kitchen: Gas rangeMicrowaveOvenRangeRefrigerator
• Bedrooms: 5 possible bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 2 total bathrooms (1 full, 1 three-quarter)
• Heating & cooling: Natural gas heatingWall furnaceEvaporative cooling
• Interior features: Eat-in kitchen with kit/din comboLaminate countersLiving all on one levelMaster bedroom on the main levelWalk-in closet(s)Handicap access - exteriorLaundry/washer-dryer connectionOfficeWorkshopSmoke detector(s)
• Laundry & utility: Laundry roomWasher/dryer connection

Listing history 9 events

1. 2026-06-10
   days on market $140,000 Active 23 DOM
2. 2026-06-09
   days on market $140,000 Active 22 DOM
3. 2026-06-08
   days on market $140,000 Active 21 DOM
4. 2026-06-07
   days on market $140,000 Active 20 DOM
5. 2026-06-02
   days on market $140,000 Active 15 DOM
6. 2026-06-01
   days on market $140,000 Active 14 DOM
7. 2026-05-31
   days on market $140,000 Active 13 DOM
8. 2026-05-30
   days on market $140,000 Active 12 DOM
9. 2026-05-18
   listed $150,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 17 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: $23,123
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,073
• Taxable income: $4,708
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $5,527/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab Est. rehab $36,000–$64,800 screening

This single-wide mobile home requires extensive repairs and updates to improve its condition and increase its resale or rental value.

Repairs flagged

• Major Exposed ceiling — Structural damage and safety hazard.
• Major Missing cabinets — Aesthetics and functionality compromised.
• Major Weathered siding — Structural integrity and appearance compromised.
• Major Overgrown landscaping — Safety and aesthetics compromised.
• Major Porch railings — Safety hazard and aesthetics compromised.

Value-add opportunities

• Resale Painting and updating the kitchen and bathrooms — Enhances curb appeal and interior aesthetics. ↑
• Resale Flooring replacement — Improves living space and adds value. ↑
• Resale Cabinet installation — Enhances storage and functionality. ↑
• Resale Landscaping maintenance — Improves curb appeal and adds value. ↑
• Resale Porch railings replacement — Enhances safety and aesthetics. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Liberty Traditional School C AZ #208/1,109 Nat'l #9,801/41,679 Middle Glassford Hill Middle School F AZ #122/218 Nat'l #11,382/14,009 High Bradshaw Mountain High School F AZ #222/381 Nat'l #13,991/17,239

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

C Composite livability gradescore 62/100

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

• County: Yavapai County · 241,389 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: 16% of renters

---

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

Property features AI

Finance

• Other: Zoning: R1-01Lot about 0.2 acre (owner source)Road responsibility: CountyRoad frontage: County road with paved surface
• HOA & community: Not a senior communitySubdivision: Castle Canyon Mesa

Exterior

• Parking: RV garage/parking featuresDriveway parking (circular, dirt, gravel)
• Security: Smoke detector(s)
• Utilities: Public waterSeptic (WWT - septic conventional)Electricity available (220 volts)Natural gas availableUnderground utilitiesNatural gas water heater
• Home design: Manufactured home (single wide)Single-story
• Construction: Steel frame constructionRolled/hot mop and rubber roofingPiers foundationBuilt area approximately 1,440
• Exterior features: Covered patio/porchCircular, dirt and gravel drivewayFront landscapingLevel entryNative vegetation (Juniper/Pinon)Shed(s)RV parking available

Interior

• Kitchen: Gas rangeMicrowaveOvenRangeRefrigerator
• Bedrooms: 5 possible bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 2 total bathrooms (1 full, 1 three-quarter)
• Heating & cooling: Natural gas heatingWall furnaceEvaporative cooling
• Interior features: Eat-in kitchen with kit/din comboLaminate countersLiving all on one levelMaster bedroom on the main levelWalk-in closet(s)Handicap access - exteriorLaundry/washer-dryer connectionOfficeWorkshopSmoke detector(s)
• Laundry & utility: Laundry roomWasher/dryer connection