4515 S Calle Valle Vis · Fort Mohave, AZ 86426

$122,000

2 bd · 1.0 ba · 733 sqft · Land public records · 56 Days on market

Built 1982 4,356 sqft lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Nicely remodeled home. Very close to shopping. Upgraded throughout. New fixtures, Luxury Vinyl Plank Flooring, New Appliances. New bath surrounds. Large Workshop with electric power. Fully fenced yard with Room for RV parking.

Key facts

• Wood-look flooring
• Textured walls
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• TEXTURED WALLS
• WOOD-LOOK FLOORING
• COVERED PATIO
• FULLY FENCED LOT

Property features AI

Finance

• Other: Zoned RMH (Residential Mobile Homes); Lot approximately 0.1 acres (about 55 x 81)

Exterior

• Parking: RV access/parking
• Utilities: Electricity available; Natural gas available; Public sewer
• Home design: Manufactured home (single wide); Residential property; Faces east; Entry with open kitchen/counters and open floor plan; Builder: Tamarack
• Construction: Metal roof
• Exterior features: Covered patio; Patio; Chain link fencing in front and back yard; Shed(s); Water-smart landscaping; Has view; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Laminate counters; Open floorplan; Partially furnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup inside; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $122k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $843 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 56 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.3

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-11,229
• Equity at exit: $18,191

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,486
• Equity at exit: $10,548

Cash invested: $34,160 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$640
• Tax est. 1.5%: −$152 /mo · $1,830/yr
• Insurance: −$51
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $133

Break-even live

Break-even rent $1,222

Max offer price $122,000

Occupancy floor 85%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $122,000 Active 56 DOM
2. 2026-06-17
   days on market $122,000 Active 55 DOM
3. 2026-06-16
   days on market $122,000 Active 54 DOM
4. 2026-06-15
   days on market $122,000 Active 53 DOM
5. 2026-06-14
   days on market $122,000 Active 51 DOM
6. 2026-06-13
   days on market $122,000 Active 50 DOM
7. 2026-06-10
   days on market $122,000 Active 48 DOM
8. 2026-06-09
   days on market $122,000 Active 47 DOM
9. 2026-06-08
   days on market $122,000 Active 46 DOM
10. 2026-06-07
    days on market $122,000 Active 45 DOM
11. 2026-06-05
    days on market $122,000 Active 42 DOM
12. 2026-06-03
    days on market $122,000 Active 41 DOM
13. 2026-06-02
    days on market $122,000 Active 40 DOM
14. 2026-06-01
    days on market $122,000 Active 39 DOM
15. 2026-05-31
    days on market $122,000 Active 38 DOM
16. 2026-05-30
    days on market $122,000 Active 37 DOM
17. 2026-04-23
    listed $122,000 Active
18. 2022-12-01
    soldstatus $109,900 Closed 226-char remark

    Show marketing remark (226 chars)

    Nicely remodeled home. Very close to shopping. Upgraded throughout. New fixtures, Luxury Vinyl Plank Flooring, New Appliances. New bath surrounds. Large Workshop with electric power. Fully fenced yard with Room for RV parking.

19. 2022-11-30
    soldstatus $111,000
20. 2022-09-03
    status Pending 226-char remark

    Show marketing remark (226 chars)

    Nicely remodeled home. Very close to shopping. Upgraded throughout. New fixtures, Luxury Vinyl Plank Flooring, New Appliances. New bath surrounds. Large Workshop with electric power. Fully fenced yard with Room for RV parking.

21. 2022-09-01
    price $109,900 226-char remark

    Show marketing remark (226 chars)

    Nicely remodeled home. Very close to shopping. Upgraded throughout. New fixtures, Luxury Vinyl Plank Flooring, New Appliances. New bath surrounds. Large Workshop with electric power. Fully fenced yard with Room for RV parking.

22. 2022-08-24
    listed $119,900 Active 226-char remark

    Show marketing remark (226 chars)

    Nicely remodeled home. Very close to shopping. Upgraded throughout. New fixtures, Luxury Vinyl Plank Flooring, New Appliances. New bath surrounds. Large Workshop with electric power. Fully fenced yard with Room for RV parking.

23. 2022-05-16
    soldstatus $58,000
24. 2022-03-28
    listed $94,900
25. 2021-06-21
    listed $99,900
26. 2021-06-14
    listed $99,900
27. 1998-08-26
    soldstatus $20,500

ⓘ 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 AO · 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: $16,678
• − Mortgage interest: −$6,834
• − Property taxes: −$1,830
• − Insurance: −$2,078
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,549
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,658/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

+495.1% since first listed

11 events — show timeline

• 2026-04-23 Listed $122,000 WARDEX
• 2022-12-01 Sold (MLS) $109,900 WARDEX
• 2022-11-30 Sold (Public Records) $111,000 Public Records
• 2022-09-03 Pending — WARDEX
• 2022-09-01 Price Changed $109,900 WARDEX
• 2022-08-24 Listed $119,900 WARDEX
• 2022-05-16 Sold (Public Records) $58,000 Public Records
• 2022-03-28 Listed $94,900 WARDEX
• 2021-06-21 Listed $99,900 LHAR
• 2021-06-14 Listed $99,900 WARDEX
• 1998-08-26 Sold (Public Records) $20,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $206 · +9.4% YoY. Source: county tax records.