2401 S Route 66 · Flagstaff, AZ 86001

$99,000

2 bd · 1.0 ba · 804 sqft · Manufactured · 8 Days on market

Built 1986 Good condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into the pines of Wildwood, one of Northern Arizona's most sought-after 55+ communities, this beautifully updated, fully furnished 2-bedroom, 1-bath retreat is the kind of place you exhale the moment you walk in. Whether you're searching for a seasonal escape from the desert heat or a low-maintenance full-time residence, this home is truly move-in ready. Bring your toothbrush, everything else is already here. The major updates have already been handled, so you can skip the projects and get straight to enjoying mountain life. The roof and HVAC are both just two years young, brand-new windows and sliding glass doors bring in better light and efficiency, durable Trex decking is built to

Key facts

• Move-in ready
• Sliding glass doors
• Fully furnished

Tags

• FULLY FURNISHED
• MOVE-IN READY
• NEW WINDOWS
• SLIDING GLASS DOORS
• DURABLE TREX DECKING
• HEATED POOL

Property features AI

Finance

• Other: Located in the Wildwood Hills subdivision; Address: 2401 S Route 66, Flagstaff, AZ 86001; Land lease: yes; Parcel number 00000123
• HOA & community: Association with clubhouse and recreation facilities; Community pool/spa

Exterior

• Parking: 1 garage space; Carport
• Utilities: Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single wide manufactured home; Level topography; Paved, publicly maintained road access
• Construction: Year built (per county)
• Exterior features: Deck

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; Ceiling fans; Wall/window cooling units
• Interior features: Eat-in kitchen; Pantry; Breakfast bar; Double-pane windows
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 19.6% vs local median 2.1% in Flagstaff — 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 61/100 on livability (#167 in AZ) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: schools C-, employment C-, crime D-.
• Flagstaff Unified District (4192) (urban): math 18% / reading 29% proficiency, ranked #158 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 280 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 42% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coconino County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.28% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.50%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $231,552
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 N Fourth St #28	0.46mi	2/2.0	711 (-12%)	8mo	$218,236	$307	48
1411 N Fourth St Unit 27	0.48mi	2/2.0	711 (-12%)	11mo	$223,574	$314	46
1411 N Fourth St #10	0.48mi	2/2.0	910 (+13%)	11mo	$224,922	$247	42
1411 N Fourth St #29	0.48mi	2/2.0	693 (-14%)	11mo	$199,478	$288	42
1411 N Fourth St #12	0.48mi	2/2.0	910 (+13%)	12mo	$224,921	$247	42
1411 N Fourth St #11	0.48mi	2/2.0	910 (+13%)	21mo	$224,921	$247	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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 2.75×
• Total profit: $48,448
• Equity at exit: $14,761

10-year hold

• IRR: 47.1%
• Equity multiple: 5.01×
• Total profit: $111,111
• Equity at exit: $8,560

Cash invested: $27,720 (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 86001

• Rents YoY: 0.6%
• Active inventory: 280
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $1,097

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,166	-5% $1,131	+0% $1,097	+5% $1,063	+10% $1,029
Rent	-10% $919	-5% $1,008	+0% $1,097	+5% $1,186	+10% $1,275
Rate	-1.0pp $1,147	-0.5pp $1,122	base $1,097	+0.5pp $1,072	+1.0pp $1,045

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1965 E Mountain View Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	879	$2,300	$2.62	44d	13	0.55mi
2410 N West St Unit B Flagstaff, AZ	1.0	1.0	650	$1,600	$2.46	44d	1	0.61mi
1002 N 4th St Flagstaff, AZ	2.0	1.0–2.0	944	$3,332	$3.53	44d	35	0.75mi
3009 N Rose St Unit 09 Flagstaff, AZ	2.0	1.0	767	$1,695	$2.21	44d	1	0.83mi
3001 E Butler Ave #17 Flagstaff, AZ	3.0	1.5	1124	$3,000	$2.67	44d	1	0.91mi
3550 N Jamison Blvd Unit 2 Flagstaff, AZ	2.0	1.0	800	$1,600	$2.00	44d	1	1.06mi
1201 E Ponderosa Pkwy Flagstaff, AZ	1.0	1.0	585	$1,650	$2.82	44d	8	1.10mi
1105 E Ponderosa Pkwy Flagstaff, AZ	1.0–2.0	1.0–2.0	738	$1,875	$2.54	44d	11	1.20mi
4015 E Soliere Ave Flagstaff, AZ	2.0	1.0–2.0	800	$3,505	$4.38	44d	1	1.22mi
1651 N Gemini Dr Flagstaff, AZ	1.0	1.0	737	$2,078	$2.82	44d	1	1.30mi
4255 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	967	$2,258	$2.33	44d	24	1.30mi
1571 N Pine Cliff Dr Flagstaff, AZ	2.0–3.0	2.0–3.0	1182	$2,300	$1.95	44d	22	1.43mi

Listing history 8 events

1. 2026-06-19
   days on market $99,000 Active 8 DOM
2. 2026-06-18
   days on market $99,000 Active 7 DOM
3. 2026-06-17
   days on market $99,000 Active 6 DOM
4. 2026-06-16
   days on market $99,000 Active 5 DOM
5. 2026-06-15
   days on market $99,000 Active 4 DOM
6. 2026-06-14
   days on market $99,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $99,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,059
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$2,880
• Taxable income: $12,324
• Est. tax owed @ 24.0%: −$2,958
• After-tax cash flow: $10,209/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 · 13 photos

Good 75/100 Cosmetic rehab

This beautifully updated, fully furnished 2-bedroom, 1-bath home in Wildwood, Flagstaff is move-in ready with new roof and HVAC, new windows and sliding glass doors, and Trex decking. It offers a low-maintenance living experience with a great location in a sought-after 55+ community.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet with hardwood — increases both resale and rental value
• Both install smart home devices — improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet with hardwood — increases both resale and rental value ↑
• Both install smart home devices — improves convenience and energy efficiency ↑

ⓘ 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: Flagstaff Unified District (4192)
• NCES district ID: 0402860
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $53,510
• Composite: 21.11/100
• National rank: #8437
• State rank: #158 of 249 in AZ

Livability — Flagstaff

• Score: 61/100
• State rank: #167
• US rank: #18308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flagstaff, AZ
• County: Coconino County · 91,667 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 3117.0

Population outlook (Coconino County) Hauer SSP2

• Today (2025): 150,645 people
• By 2030: 156,857 · +4.1%
• By 2040: 168,714 · +12.0%
• By 2050: 181,082 · +20.2%
• By 2075: 218,399 · +45.0%
• By 2100: 238,853 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 62% Hispanic / Latino 15% Native American 12% Two or more races 9% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Coconino

• 2024 margin: D (+19.9) · D 59.2% · R 39.4% · Other 1.4%
• 2008→2024 swing: +2.9pp toward D · 2008: 17.0pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.1 2016: D+19.4 2012: D+14.9 2008: D+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.37%
• Current HPI: 393.2551
• Rent YoY: ▲ 0.55%
• Metro: Flagstaff, 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 event — show timeline

• 2026-06-11 Listed $99,000 NAZMLS