274 Westgate · Prescott, AZ 86305

$95,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 36 Days on market

Built 1984 Fair condition $90/sqft · 81% below area

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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 +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 55+ community. Land is leased. One title holder must be 55 or older. Amenities include pool, spa, clubhouse, tennis court, billiard room, workout room, community kitchen and meeting room, 2 lakes, dog park, miles of hiking trails and nature trails nearby. Pine Lakes is an official Firewise community. Land lease at $893/mo.

Key facts

• Scenic fishing lakes
• Whirlpool spa
• Putting green

Tags

• DIRECT ACCESS TO HIKING TRAILS
• HEATED SWIMMING POOL
• WHIRLPOOL SPA
• SCENIC FISHING LAKES
• PICKLEBALL AND TENNIS COURTS
• PUTTING GREEN

Property features AI

Finance

• Other: Subdivision maintained road; Road frontage: private road with asphalt surface
• Financial info: Land lease (yes)
• HOA & community: Senior community; Subdivision amenities include clubhouse, community kitchen, fitness/exercise center, game/hobby room, pool, spa/hot tub, tennis, RV parking, and membership included

Exterior

• Parking: Detached carport (1); Total parking for 1; RV parking available (see remarks/subdivision amenities)
• Utilities: Public water; City sewer (WWT - City Sewer); Electricity available; Natural gas available
• Home design: Residential manufactured home (double wide); Single-story
• Construction: Frame construction; Composition roof; Piers foundation; Double pane windows with screens and blinds
• Exterior features: Covered patio/porch; Gravel driveway; Front landscaping; Workshop (other structure); Arizona room (unheated); Storage; Other - see remarks

Interior

• Kitchen: Dishwasher; Gas range / Oven / Range; Microwave; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 1 three-quarter bath (2 total bathrooms)
• Heating & cooling: Forced gas heating; Central air; Ceiling fan(s)
• Interior features: Laminate counters; Live on one level; Master bedroom on main level; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; 30-gallon natural gas water heater

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$489,419) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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, schools 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.
• Market conditions: Rents rising (+1.0%/yr); 707 active listings in the ZIP; solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.17%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $489,419
• List price: $95,000
• Delta: -80.59%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Alpine --	0.20mi	3/2.0 (+1)	976 (-8%)	22mo	$100,000	$102	55

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.74×
• Total profit: $19,740
• Equity at exit: $14,165

10-year hold

• IRR: 25.7%
• Equity multiple: 3.03×
• Total profit: $53,867
• Equity at exit: $8,214

Cash invested: $26,600 (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 86305

• Home prices YoY: -18.7%
• Rents YoY: 1.0%
• Active inventory: 707
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $602

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $668	-5% $635	+0% $602	+5% $569	+10% $537
Rent	-10% $470	-5% $536	+0% $602	+5% $669	+10% $735
Rate	-1.0pp $650	-0.5pp $626	base $602	+0.5pp $578	+1.0pp $553

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 36 DOM
2. 2026-06-17
   days on market $95,000 Active 35 DOM
3. 2026-06-16
   days on market $95,000 Active 34 DOM
4. 2026-06-15
   days on market $95,000 Active 33 DOM
5. 2026-06-14
   days on market $95,000 Active 31 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-10
   days on market $95,000 Active 28 DOM
8. 2026-06-09
   days on market $95,000 Active 27 DOM
9. 2026-06-08
   days on market $95,000 Active 26 DOM
10. 2026-06-07
    days on market $95,000 Active 25 DOM
11. 2026-06-05
    days on market $95,000 Active 22 DOM
12. 2026-06-02
    days on market $95,000 Active 20 DOM
13. 2026-06-01
    days on market $95,000 Active 19 DOM
14. 2026-05-31
    days on market $95,000 Active 18 DOM
15. 2026-05-30
    days on market $95,000 Active 17 DOM
16. 2026-05-13
    listed $95,000 Active 1097-char remark
17. 2020-07-08
    soldstatus $25,000 338-char remark

    Show marketing remark (338 chars)

    This is a 55+ community. Land is leased. One title holder must be 55 or older. Amenities include pool, spa, clubhouse, tennis court, billiard room, workout room, community kitchen and meeting room, 2 lakes, dog park, miles of hiking trails and nature trails nearby. Pine Lakes is an official Firewise community. Land lease at $893/mo.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 22 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: $20,131
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$2,764
• Taxable income: $6,127
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,757/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. The kitchen and bathroom need updates, and painting the interior will enhance curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and small
• Minor paint — some wear

Value-add opportunities

• Both paint interior walls and trim — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and countertops — modernizes the kitchen and increases functionality
• Both install new bathroom fixtures — updates the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and small	Moderate	$3,000–15,000
paint · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls and trim — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and countertops — modernizes the kitchen and increases functionality ↑
• Both install new bathroom fixtures — updates the bathroom and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,790
• Household income: $80,436
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 380.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -80.31%
• Current HPI: 348.5199
• Rent YoY: ▲ 1.01%
• 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

+280.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $95,000 PAARMLS as Distributed by MLS Grid
• 2020-07-08 Sold (MLS) $25,000 PAARMLS as Distributed by MLS Grid