4405 S Calle Viveza · Fort Mohave, AZ 86426

$124,900

2 bd · 1.0 ba · 653 sqft · Land public records · 3 Days on market

Built 1984 6,098 sqft lot $8/mo HOA · 1% of rent

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located in the heart of Fort Mohave, this charming home is perfect for first-time homebuyers, a weekend getaway, or savvy investors. This freshly remodeled property features stainless steel appliances, granite countertops, and stylish vinyl flooring throughout. The home is equipped with two mini-split units, and all appliances—including the refrigerator, washer, and dryer—are just two years old. Enjoy ample parking with the potential to add a carport, garage, or additional fencing for added privacy. The community offers low HOA fees and access to a pool and clubhouse, all while being conveniently located near boat launches, shopping, restaurants, medical plazas, and th

Key facts

• 6,098 sq ft lot
• Community pool
• Built 1984

Property features AI

Finance

• Other: Zoned RMH (Residential Mobile Homes)
• HOA & community: Homeowners association with annual fee (about $97/year); Community clubhouse

Exterior

• Parking: RV access/parking; Paved road access
• Security: Leased security system
• Utilities: Electricity available; Septic tank
• Home design: Manufactured home (single wide); Faces east; Frame construction
• Construction: Shingle roof
• Exterior features: Balcony; Chain link backyard fence; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave; Refrigerator; Water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating and cooling; Central heating; Central air; Electric heating/cooling; Multiple ductless units
• Interior features: Ceiling fans; Granite counters; Open floor plan; Window coverings
• Laundry & utility: Washer and dryer included; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.2% vs local median 4.2% in Fort Mohave — 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 (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• 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: 376 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,252
• Equity at exit: $18,623

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,478
• Equity at exit: $10,799

Cash invested: $34,972 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$8
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $204

Break-even live

Break-even rent $1,103

Max offer price $124,900

Occupancy floor 80%

Sensitivity live

Price	-10% $290	-5% $247	+0% $204	+5% $160	+10% $117
Rent	-10% $96	-5% $150	+0% $204	+5% $257	+10% $311
Rate	-1.0pp $266	-0.5pp $235	base $204	+0.5pp $171	+1.0pp $138

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-16
   days on market $124,900 Active 3 DOM
2. 2026-06-15
   days on market $124,900 Active 2 DOM
3. 2026-06-14
   remarks 687-char remark
4. 2026-06-14
   listed $124,900 Active 1 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°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: $16,324
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$96
• − Depreciation: −$3,633
• Taxable income: $488
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,325/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 — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mohave, AZ
• County: Mohave County · 181,906 people
• City population: 15,467
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 15,467
• Household income: $64,551
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 207.0

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 18% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -15.22%
• Current HPI: 278.7975
• Rent YoY: —
• Metro: Lake Havasu City-Kingman, 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

+78.4% since first listed

14 events — show timeline

• 2026-06-13 Listed $124,900 WARDEX
• 2025-09-07 Price Changed $155,000 WARDEX
• 2025-08-21 Listed $165,000 WARDEX
• 2025-06-21 Price Changed $175,900 WARDEX
• 2025-05-23 Relisted — WARDEX
• 2025-05-23 Price Changed $184,900 WARDEX
• 2025-04-17 Listed $189,000 WARDEX
• 2024-08-12 Sold (Public Records) $145,000 Public Records
• 2024-08-12 Sold (MLS) $145,000 WARDEX
• 2024-07-10 Pending — WARDEX
• 2024-05-21 Listed $149,900 WARDEX
• 2022-03-23 Sold (Public Records) $49,000 Public Records
• 2022-03-23 Sold (MLS) $49,000 WARDEX
• 2022-01-14 Listed $70,000 WARDEX

Property tax history

+2.4%/yr

Latest (2025): $124 · -6.4% YoY. Source: county tax records.