1585 E Gran Circulo · Fort Mohave, AZ 86426

$130,000

2 bd · 1.0 ba · 816 sqft · Land public records · 152 Days on market

Built 1984 7,218 sqft lot $8/mo HOA · 1% of rent ↓ 1% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

Located at 1585 E Gran Circulo, Fort Mohave, Arizona. This 2-bedroom and 1 bath manufactured home has 816 square feet of living space. This home is the perfect starter or vacation home and comes fully furnished. Step into the living room where a vaulted ceiling enhances the sense of spaciousness, creating an airy and welcoming atmosphere. The primary bedroom features a striking wood wall, providing a warm and inviting ambiance for rest and relaxation. This property also features a convenient laundry room, making everyday chores simple, as well as a deck where you can enjoy the outdoors. The property is in the Tierra Verde subdivision and has annual dues of $97.00. You could also use the poo

Key facts

• Vaulted ceiling
• Laundry room
• Deck

Tags

• VAULTED CEILING
• WOOD WALL
• LAUNDRY ROOM
• DECK
• TIERRA VERDE SUBDIVISION

Property features AI

Finance

• Other: Zoning: R1 Single-Family Residential
• HOA & community: Homeowners association with an annual fee of $97 (about $8.08/month)

Exterior

• Parking: Carport (1 space)
• Utilities: 220-volt electric; Electricity available; Septic tank
• Home design: Manufactured single-wide home; Residential property; Located in the Tierra Verde subdivision
• Construction: Shingle roof
• Exterior features: Back yard and front yard fencing (chain link); Community pool; Curbs; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen island; Laminate countertops; Furnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 376 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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

• It's been on market 152 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.03% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 8.1

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,771
• Equity at exit: $19,383

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $20,989
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$682
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$54
• HOA: −$8
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $288

Break-even live

Break-even rent $980

Max offer price $130,000

Occupancy floor 74%

Sensitivity live

Price	-10% $362	-5% $325	+0% $288	+5% $251	+10% $215
Rent	-10% $182	-5% $235	+0% $288	+5% $341	+10% $394
Rate	-1.0pp $354	-0.5pp $321	base $288	+0.5pp $254	+1.0pp $220

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	22d	1	0.35mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	15d	1	0.87mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	14d	1	1.34mi
1765 Central Ave Bullhead City, AZ	2.0	2.0	968	$1,100	$1.14	22d	1	1.38mi
1697 Richardo Ave Bullhead City, AZ	3.0	2.0	1051	$1,500	$1.43	15d	1	1.47mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 152 DOM
2. 2026-06-17
   days on market $130,000 Active 151 DOM
3. 2026-06-16
   days on market $130,000 Active 150 DOM
4. 2026-06-15
   days on market $130,000 Active 149 DOM
5. 2026-06-14
   days on market $130,000 Active 147 DOM
6. 2026-06-13
   days on market $130,000 Active 146 DOM
7. 2026-06-10
   days on market $130,000 Active 144 DOM
8. 2026-06-09
   days on market $130,000 Active 143 DOM
9. 2026-06-08
   days on market $130,000 Active 142 DOM
10. 2026-06-07
    days on market $130,000 Active 141 DOM
11. 2026-06-05
    days on market $130,000 Active 138 DOM
12. 2026-06-03
    pricedays on market $130,000 Active 137 DOM
13. 2026-06-02
    days on market $138,000 Active 136 DOM
14. 2026-06-01
    days on market $138,000 Active 135 DOM
15. 2026-05-31
    days on market $138,000 Active 134 DOM
16. 2026-05-30
    days on market $138,000 Active 133 DOM
17. 2026-04-18
    price $138,000
18. 2026-01-17
    listed $140,000 Active

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: +$496/yr (+$41/mo · 137.1%)

ⓘ 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 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: $16,134
• − Mortgage interest: −$7,282
• − Property taxes: −$362
• − Insurance: −$650
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − HOA: −$96
• − Depreciation: −$3,782
• Taxable income: $1,381
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,126/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

-1.4% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $138,000 WARDEX
• 2026-01-17 Listed $140,000 WARDEX

Property tax history

+1.1%/yr

Latest (2025): $362 · +8.5% YoY. Source: county tax records.