1304 N Beeline Hwy #34 · Payson, AZ 85541

$32,500

2 bd · 1.0 ba · 720 sqft · Manufactured · 19 Days on market

Built 1972 Poor condition

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This older manufactured home has undergone renovations and updates, making it a comfortable and move-in-ready property. Recent improvements include fresh interior and exterior paint, along with repairs that have enhanced the home's overall condition and livability. A covered front porch adds charm to the exterior and provides a welcoming space to relax and enjoy the outdoors. This property offers an affordable opportunity for homeownership with many of the major cosmetic updates already completed. All-ages mobile home park!

Key facts

• Covered front porch
• Fresh interior paint
• Fresh exterior paint

Tags

• COVERED FRONT PORCH
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• MOVE-IN-READY PROPERTY

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Land lease of $535 monthly; No association fees

Exterior

• Parking:
• Security:
• Utilities: City water; Sewer connected
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Painted exterior; Metal roof; Building area reported by owner
• Exterior features: Gravel/stone front; Fencing: Other or none

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window/wall cooling unit; No central heating
• Interior features: High-speed internet; Eat-in kitchen; Tankless hot water heater
• Laundry & utility: No laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $32k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.8% vs local median 3.3% in Payson — 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 69/100 on livability (#44 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A, crime B, cost of living B; Watch: amenities D-, commute F, health & safety F.
• Payson Unified District (4209) (town): math 20% / reading 32% proficiency, ranked #138 of 249 in AZ (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Payson Elementary School (432 students, 60% FRL); Rim Country Middle School (math 21% / reading 31%, grade F, #100 of 218 statewide, top 47%, 493 students, 53% FRL); Payson High School (math 22% / reading 32%, grade F, #141 of 381 statewide, top 38%, 790 students, 40% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,012 (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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.73% ✓
• Cap rate: 42.80%
• Cash-on-cash: 130.38%
• DSCR: 6.80
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $130,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E Forest Dr	0.61mi	2/1.0	728 (+1%)	16mo	$132,000	$181	56
908 N William Tell Cir	0.57mi	2/2.0	652 (-9%)	24mo	$93,500	$143	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.34×
• Total profit: $57,727
• Equity at exit: $4,846

10-year hold

• IRR: —
• Equity multiple: 15.44×
• Total profit: $131,446
• Equity at exit: $2,810

Cash invested: $9,100 (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 85541

• Home prices YoY: -6.6%
• Active inventory: 695
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $989

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 31%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $32,500 Active 19 DOM
2. 2026-06-18
   days on market $32,500 Active 18 DOM
3. 2026-06-17
   days on market $32,500 Active 17 DOM
4. 2026-06-16
   days on market $32,500 Active 16 DOM
5. 2026-06-15
   days on market $32,500 Active 15 DOM
6. 2026-06-14
   days on market $32,500 Active 13 DOM
7. 2026-06-12
   days on market $32,500 Active 12 DOM
8. 2026-06-09
   days on market $32,500 Active 9 DOM
9. 2026-06-08
   days on market $32,500 Active 8 DOM
10. 2026-06-07
    days on market $32,500 Active 7 DOM
11. 2026-06-03
    days on market $32,500 Active 3 DOM
12. 2026-06-02
    days on market $32,500 Active 2 DOM
13. 2026-06-01
    pricedays on marketlisting id $32,500 Active 1 DOM
14. 2026-05-31
    days on market $139,000 Active 90 DOM
15. 2026-05-31
    days on market $139,000 Active 89 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $18,430
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$945
• Taxable income: $12,065
• Est. tax owed @ 24.0%: −$2,896
• After-tax cash flow: $8,969/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 · 1 photo

Poor 20/100 Extensive rehab

This property is in poor condition and requires extensive repairs and updates to become move-in ready. Significant improvements are needed in the exterior, flooring, interior walls, roof, windows, foundation, structure, HVAC, and landscaping to increase its value for resale and rental.

Repairs flagged

• Major exterior walls and siding — The property is surrounded by natural vegetation and appears to be in a remote location, indicating the need for extensive repairs.
• Major flooring — The ground is covered with gravel and dirt, indicating the need for extensive repairs.
• Major interior walls and paint — No interior walls or paint are visible in the photos, indicating the need for extensive repairs.
• Major roof — No roof is visible in the photos, indicating the need for extensive repairs.
• Major windows — No windows are visible in the photos, indicating the need for extensive repairs.
• Major foundation and structure — No foundation or structure is visible in the photos, indicating the need for extensive repairs.
• Major HVAC and mechanical systems — No HVAC or mechanical systems are visible in the photos, indicating the need for extensive repairs.
• Major landscaping and curb appeal — The property is surrounded by natural vegetation and appears to be in a remote location, indicating the need for extensive repairs.

Value-add opportunities

• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the property's visual appeal and increase its value for both resale and rental.
• Both exterior walls and siding — Repairing the exterior walls and siding would improve the property's appearance and increase its value for both resale and rental.
• Both flooring — Installing flooring would improve the property's appearance and increase its value for both resale and rental.
• Both interior walls and paint — Painting the interior walls would improve the property's appearance and increase its value for both resale and rental.
• Both roof — Repairing the roof would improve the property's appearance and increase its value for both resale and rental.
• Both windows — Replacing the windows would improve the property's appearance and increase its value for both resale and rental.
• Both foundation and structure — Repairing the foundation and structure would improve the property's appearance and increase its value for both resale and rental.
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems would improve the property's appearance and increase its value for both resale and rental.
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the property's visual appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls and siding · The property is surrounded by natural vegetation and appears to be in a remote location, indicating the need for extensive repairs.	Major	$15,000–50,000
flooring · The ground is covered with gravel and dirt, indicating the need for extensive repairs.	Major	$15,000–50,000
interior walls and paint · No interior walls or paint are visible in the photos, indicating the need for extensive repairs.	Major	$15,000–50,000
roof · No roof is visible in the photos, indicating the need for extensive repairs.	Major	$15,000–50,000
windows · No windows are visible in the photos, indicating the need for extensive repairs.	Major	$15,000–50,000
foundation and structure · No foundation or structure is visible in the photos, indicating the need for extensive repairs.	Major	$15,000–50,000
HVAC and mechanical systems · No HVAC or mechanical systems are visible in the photos, indicating the need for extensive repairs.	Major	$15,000–50,000
landscaping and curb appeal · The property is surrounded by natural vegetation and appears to be in a remote location, indicating the need for extensive repairs.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the property's visual appeal and increase its value for both resale and rental. ↑
• Both exterior walls and siding — Repairing the exterior walls and siding would improve the property's appearance and increase its value for both resale and rental. ↑
• Both flooring — Installing flooring would improve the property's appearance and increase its value for both resale and rental. ↑
• Both interior walls and paint — Painting the interior walls would improve the property's appearance and increase its value for both resale and rental. ↑
• Both roof — Repairing the roof would improve the property's appearance and increase its value for both resale and rental. ↑
• Both windows — Replacing the windows would improve the property's appearance and increase its value for both resale and rental. ↑
• Both foundation and structure — Repairing the foundation and structure would improve the property's appearance and increase its value for both resale and rental. ↑
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems would improve the property's appearance and increase its value for both resale and rental. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the property's visual appeal and increase its value for both resale and rental. ↑

ⓘ 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: Payson Unified District (4209)
• NCES district ID: 0406070
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $41,440
• Composite: 22.03/100
• National rank: #8200
• State rank: #138 of 249 in AZ

Livability — Payson

• Score: 69/100
• State rank: #44
• US rank: #8740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Payson, AZ
• County: Gila County · 23,382 people
• City population: 23,382
• Metro: Payson, AZ
• Population (ZIP): 23,382
• Household income: $66,383
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 523.0

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.47%
• Current HPI: 416.4005
• Rent YoY: —
• Metro: Payson, 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

+16.1% since first listed

6 events — show timeline

• 2026-05-30 Listed $32,500 CAAR
• 2026-05-30 Listed $32,500 ARMLS
• 2026-03-29 Price Changed $139,000 ARMLS
• 2026-03-02 Listed $169,000 ARMLS
• 2007-09-21 Listing Removed — ARMLS
• 2007-03-21 Listed $28,000 ARMLS