4451 S Puerto Verde Dr · Fort Mohave, AZ 86426

$190,000

3 bd · 2.0 ba · 1,352 sqft · Land public records · 97 Days on market

Built 2003 6,098 sqft lot $7/mo HOA

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated home on corner lot. Split floor plan, New flooring, paint, cabinets, granite counter tops, black appliances, pantry. Main bathroom with dual sinks, garden tub and walk in shower. Vaulted ceilings with open floor plan. Show and sell.

Key facts

• Open layout
• Vaulted ceilings
• Granite countertops

Tags

• CORNER LOT
• OPEN LAYOUT
• VAULTED CEILINGS
• DURABLE VINYL FLOORING
• GENEROUS CABINET STORAGE
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Homeowners association with $89 annual fee (about $7.42/month); Community clubhouse

Exterior

• Utilities: Electricity available; Natural gas available; Septic tank
• Home design: Manufactured home (double wide); Faces southwest; Entry features include granite counters, casual dining area, garden tub
• Construction: Shingle roof; 24 x 48 mobile (double wide)
• Exterior features: Corner lot; Irregular lot; Has a view; No fencing

Interior

• Kitchen: Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Granite counters; Open floor plan; Pantry; Vaulted ceilings; Walk-in closets; Window coverings; Unfurnished
• Laundry & utility: Inside laundry with electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $190k.

Deal economics

• At list price, monthly cash flow is $306 ($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 $180k (5.3% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 33% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 97 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.8

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-11,387
• Equity at exit: $28,330

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $14,806
• Equity at exit: $16,428

Cash invested: $53,200 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$996
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$79
• HOA: −$7
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $306

Break-even live

Break-even rent $1,413

Max offer price $190,000

Occupancy floor 78%

Sensitivity live

Price	-10% $414	-5% $360	+0% $306	+5% $252	+10% $-29
Rent	-10% $164	-5% $235	+0% $306	+5% $377	+10% $448
Rate	-1.0pp $402	-0.5pp $354	base $306	+0.5pp $257	+1.0pp $207

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	14d	1	0.32mi
4658 S Reyes Adobe Dr Fort Mohave, AZ	3.0	2.0	1600	$2,400	$1.50	14d	1	0.47mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	14d	1	0.74mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	14d	1	0.81mi
4072 S Cassidy Dr Fort Mohave, AZ	2.0	2.0	1140	$1,550	$1.36	14d	1	1.06mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	14d	1	1.29mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	14d	1	1.30mi
1665 Central Ave Bullhead City, AZ	3.0	2.0	1714	$1,800	$1.05	14d	1	1.38mi
1621 Central Ave Bullhead City, AZ	3.0	2.0	1244	$1,700	$1.37	14d	1	1.39mi
1765 Central Ave Bullhead City, AZ	2.0	2.0	968	$1,100	$1.14	21d	1	1.41mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 26 events

1. 2026-06-18
   days on market $190,000 Active 97 DOM
2. 2026-06-17
   days on market $190,000 Active 96 DOM
3. 2026-06-16
   days on market $190,000 Active 95 DOM
4. 2026-06-15
   days on market $190,000 Active 94 DOM
5. 2026-06-14
   days on market $190,000 Active 92 DOM
6. 2026-06-13
   days on market $190,000 Active 91 DOM
7. 2026-06-10
   days on market $190,000 Active 89 DOM
8. 2026-06-09
   days on market $190,000 Active 88 DOM
9. 2026-06-08
   days on market $190,000 Active 87 DOM
10. 2026-06-07
    days on market $190,000 Active 86 DOM
11. 2026-06-05
    days on market $190,000 Active 83 DOM
12. 2026-06-03
    days on market $190,000 Active 82 DOM
13. 2026-06-02
    days on market $190,000 Active 81 DOM
14. 2026-06-01
    days on market $190,000 Active 80 DOM
15. 2026-05-31
    days on market $190,000 Active 79 DOM
16. 2026-05-30
    days on market $190,000 Active 78 DOM
17. 2026-04-21
    price $190,000
18. 2026-03-13
    listed $210,000 Active
19. 2025-03-05
    price $186,000
20. 2025-01-21
    listed $189,900 Active
21. 2022-05-09
    soldstatus $175,000 240-char remark

    Show marketing remark (240 chars)

    Updated home on corner lot. Split floor plan, New flooring, paint, cabinets, granite counter tops, black appliances, pantry. Main bathroom with dual sinks, garden tub and walk in shower. Vaulted ceilings with open floor plan. Show and sell.

22. 2022-05-09
    soldstatus $175,000

    Show marketing remark (240 chars)

    Updated home on corner lot. Split floor plan, New flooring, paint, cabinets, granite counter tops, black appliances, pantry. Main bathroom with dual sinks, garden tub and walk in shower. Vaulted ceilings with open floor plan. Show and sell.

23. 2022-04-02
    listed $189,900 240-char remark

    Show marketing remark (240 chars)

    Updated home on corner lot. Split floor plan, New flooring, paint, cabinets, granite counter tops, black appliances, pantry. Main bathroom with dual sinks, garden tub and walk in shower. Vaulted ceilings with open floor plan. Show and sell.

24. 2021-11-29
    soldstatus $166,900
25. 2021-09-17
    listed $169,900
26. 2021-05-07
    soldstatus $45,000

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$852/yr (+$71/mo · 211.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°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: $21,602
• − Mortgage interest: −$10,643
• − Property taxes: −$402
• − Insurance: −$950
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$84
• − Depreciation: −$5,527
• Taxable income: $540
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,544/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

+322.2% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $190,000 WARDEX
• 2026-03-13 Listed $210,000 WARDEX
• 2025-03-05 Price Changed $186,000 WARDEX
• 2025-01-21 Listed $189,900 WARDEX
• 2022-05-09 Sold (Public Records) $175,000 Public Records
• 2022-05-09 Sold (MLS) $175,000 WARDEX
• 2022-04-02 Listed $189,900 WARDEX
• 2021-11-29 Sold (MLS) $166,900 WARDEX
• 2021-09-17 Listed $169,900 WARDEX
• 2021-05-07 Sold (Public Records) $45,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $402 · +8.4% YoY. Source: county tax records.