2401 S Route 66 · Flagstaff, AZ 86001

$94,900

2 bd · 1.0 ba · 804 sqft · Manufactured · 104 Days on market

Manufactured home 55+ age-restricted Built 1986 Good condition Garage $118/sqft · 55% below area ↓ 4% 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Schools +1.5/10.0
• Manufactured-home adj. -4.7

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 where you exhale the moment you walk in. Make your move even easier. .. for anyone with a full price offer, the seller is offering a credit at closing to cover your first two months of lot rent--giving you instant savings as you get settled into your new home! Despite being a 55+ community, some exceptions are made upon approval via the park. 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.

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.2% 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: employment C-, crime D-, amenities F.
• 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.
• Zoned schools: Weitzel'S Puente De Hozho Bilingual Magnet School (math 27% / reading 37%, grade F, #505 of 1,109 statewide, top 47%, 438 students, 42% FRL); Sinagua Middle School (math 12% / reading 22%, grade F, #147 of 218 statewide, top 69%, 1,016 students, 40% FRL); Coconino High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 1,528 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents flat; 436 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.66% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $211,475
• List price: $94,900
• Delta: -55.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

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%)	11mo	$218,236	$307	46
1411 N Fourth St Unit 27	0.48mi	2/2.0	711 (-12%)	14mo	$223,574	$314	43
1411 N Fourth St #10	0.48mi	2/2.0	910 (+13%)	14mo	$224,922	$247	40
1411 N Fourth St #29	0.48mi	2/2.0	693 (-14%)	14mo	$199,478	$288	39
1411 N Fourth St #12	0.48mi	2/2.0	910 (+13%)	15mo	$224,921	$247	39
1411 N Fourth St #11	0.48mi	2/2.0	910 (+13%)	24mo	$224,921	$247	32

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: 17.8%
• Equity multiple: 1.70×
• Total profit: $18,504
• Equity at exit: $14,150

10-year hold

• IRR: 24.4%
• Equity multiple: 2.88×
• Total profit: $49,857
• Equity at exit: $8,205

Cash invested: $26,572 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $206,052 ($315/sqft)
• Median days on market: 168 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86001

• Rents YoY: 0.6%
• Active inventory: 436
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $591

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 58%

Sensitivity live

Price	-10% $657	-5% $624	+0% $591	+5% $558	+10% $526
Rent	-10% $467	-5% $529	+0% $591	+5% $654	+10% $716
Rate	-1.0pp $639	-0.5pp $615	base $591	+0.5pp $567	+1.0pp $542

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: $23,725
• Closing costs: $2,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 N East St Apt C Flagstaff, AZ	2.0	1.0	840	$1,700	$2.02	5d	1	0.36mi
2110 North East St Unit F Flagstaff, AZ	2.0	1.0	810	$1,500	$1.85	5d	1	0.39mi
2115 N West St Apt B Flagstaff, AZ	3.0	2.5	1025	$2,200	$2.15	5d	1	0.54mi
1965 E Mountain View Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	909	$2,300	$2.53	5d	3	0.55mi
2410 N West St Unit B Flagstaff, AZ	1.0	1.0	650	$1,600	$2.46	139d	1	0.61mi
3009 N Rose St Unit 15 Flagstaff, AZ	2.0	1.0	767	$1,695	$2.21	5d	1	0.83mi
3009 N Rose St Unit 09 Flagstaff, AZ	2.0	1.0	767	$1,695	$2.21	139d	1	0.83mi
1002 N 4th St Flagstaff, AZ	2.0	1.0–2.0	944	$2,875	$3.05	5d	32	0.86mi
3001 E Butler Ave #17 Flagstaff, AZ	3.0	1.5	1124	$3,000	$2.67	139d	1	0.91mi
3122 Monte Vista Dr Unit 20 Flagstaff, AZ	2.0	1.5	850	$1,500	$1.76	2d	1	0.96mi
3550 N Jamison Blvd Unit 2 Flagstaff, AZ	2.0	1.0	800	$1,600	$2.00	139d	1	1.06mi
1201 E Ponderosa Pkwy Flagstaff, AZ	1.0–2.0	1.0–2.0	721	$2,050	$2.84	3d	16	1.09mi
3325 E Lockett Rd Unit 3325-1 Flagstaff, AZ	2.0	1.0	1100	$2,399	$2.18	5d	1	1.13mi
3401 N Stone Crest St Flagstaff, AZ	3.0	1.0–2.5	965	$2,799	$2.90	5d	1	1.18mi
3513 N Grandview Dr Flagstaff, AZ	2.0	2.0	1109	$2,550	$2.30	2d	1	1.19mi
1105 E Ponderosa Pkwy Flagstaff, AZ	1.0–2.0	1.0–2.0	738	$1,875	$2.54	5d	13	1.20mi
4015 E Soliere Ave Flagstaff, AZ	2.0	2.0	1100	$1,920	$1.75	5d	1	1.22mi
1651 N Gemini Dr Flagstaff, AZ	1.0–3.0	1.0–2.0	1008	$2,547	$2.53	3d	11	1.30mi
1651 N Gemini Dr Flagstaff, AZ	1.0	1.0	737	$2,078	$2.82	139d	1	1.30mi
4255 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	967	$2,296	$2.37	4d	15	1.30mi
480 N Switzer Canyon Dr Unit 5 Flagstaff, AZ	2.0	1.5	970	$1,600	$1.65	5d	1	1.37mi
1721 N Fairway Dr Flagstaff, AZ	2.0	2.0	1057	$2,300	$2.18	5d	1	1.43mi
1571 N Pine Cliff Dr Flagstaff, AZ	2.0–3.0	2.0–3.0	1182	$2,250	$1.90	4d	14	1.43mi

Property features AI

Finance

• Other: Located in the Wildwood Hills subdivisionAddress: 2401 S Route 66, Flagstaff, AZ 86001Land lease: yesParcel number 00000123
• HOA & community: Association with clubhouse and recreation facilitiesCommunity pool/spa

Exterior

• Parking: 1 garage spaceCarport
• Utilities: Electricity availableNatural gas availableCable availablePhone service available
• Home design: Single wide manufactured homeLevel topographyPaved, publicly maintained road access
• Construction: Year built (per county)
• Exterior features: Deck

Interior

• Kitchen: Electric range
• Flooring: CarpetVinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heatingCeiling fansWall/window cooling units
• Interior features: Eat-in kitchenPantryBreakfast barDouble-pane windows
• Laundry & utility: Hall laundry

Listing history 50 events

1. 2026-09-24
   days on market $94,900 Active 104 DOM
2. 2026-09-22
   days on market $94,900 Active 103 DOM
3. 2026-09-21
   days on market $94,900 Active 102 DOM
4. 2026-09-20
   days on market $94,900 Active 101 DOM
5. 2026-09-19
   days on market $94,900 Active 100 DOM
6. 2026-09-18
   days on market $94,900 Active 99 DOM
7. 2026-09-17
   days on market $94,900 Active 98 DOM
8. 2026-09-16
   days on market $94,900 Active 97 DOM
9. 2026-09-15
   days on market $94,900 Active 96 DOM
10. 2026-09-14
    days on market $94,900 Active 95 DOM
11. 2026-09-13
    days on market $94,900 Active 94 DOM
12. 2026-09-12
    days on market $94,900 Active 93 DOM
13. 2026-09-11
    days on market $94,900 Active 92 DOM
14. 2026-09-05
    days on market $94,900 Active 86 DOM
15. 2026-09-04
    days on market $94,900 Active 85 DOM
16. 2026-09-03
    days on market $94,900 Active 84 DOM
17. 2026-09-02
    days on market $94,900 Active 83 DOM
18. 2026-08-30
    days on market $94,900 Active 80 DOM
19. 2026-08-29
    days on market $94,900 Active 79 DOM
20. 2026-08-28
    days on market $94,900 Active 78 DOM
21. 2026-08-27
    days on market $94,900 Active 77 DOM
22. 2026-08-26
    days on market $94,900 Active 76 DOM
23. 2026-08-25
    days on market $94,900 Active 75 DOM
24. 2026-08-24
    days on market $94,900 Active 74 DOM
25. 2026-08-23
    days on market $94,900 Active 73 DOM
26. 2026-08-22
    days on market $94,900 Active 72 DOM
27. 2026-08-21
    days on market $94,900 Active 71 DOM
28. 2026-08-20
    days on market $94,900 Active 70 DOM
29. 2026-08-19
    days on market $94,900 Active 69 DOM
30. 2026-08-18
    days on market $94,900 Active 68 DOM
31. 2026-08-17
    days on market $94,900 Active 67 DOM
32. 2026-08-16
    days on market $94,900 Active 66 DOM
33. 2026-08-15
    days on market $94,900 Active 65 DOM
34. 2026-08-14
    days on market $94,900 Active 64 DOM
35. 2026-08-13
    days on market $94,900 Active 63 DOM
36. 2026-08-12
    days on market $94,900 Active 62 DOM
37. 2026-08-11
    days on market $94,900 Active 61 DOM
38. 2026-08-10
    days on market $94,900 Active 60 DOM
39. 2026-08-09
    days on market $94,900 Active 59 DOM
40. 2026-08-08
    days on market $94,900 Active 58 DOM
41. 2026-08-07
    days on market $94,900 Active 57 DOM
42. 2026-08-06
    days on market $94,900 Active 56 DOM
43. 2026-08-05
    days on market $94,900 Active 55 DOM
44. 2026-08-04
    days on market $94,900 Active 54 DOM
45. 2026-08-03
    days on market $94,900 Active 53 DOM
46. 2026-07-31
    days on market $94,900 Active 50 DOM
47. 2026-07-30
    days on market $94,900 Active 49 DOM
48. 2026-07-29
    days on market $94,900 Active 48 DOM
49. 2026-07-27
    days on market $94,900 Active 46 DOM
50. 2026-07-25
    days on market $94,900 Active 44 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: $18,943
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,761
• Taxable income: $5,937
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,670/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 Est. rehab $4,020–$12,060 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary W F Killip Elementary School F AZ #944/1,109 Nat'l #37,719/41,679 Middle Sinagua Middle School F AZ #147/218 Nat'l #12,279/14,009 High Coconino High School F AZ #267/381 Nat'l #15,534/17,239

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

C Composite livability gradescore 61/100

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 · 150,645 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: 18% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Located in the Wildwood Hills subdivisionAddress: 2401 S Route 66, Flagstaff, AZ 86001Land lease: yesParcel number 00000123
• HOA & community: Association with clubhouse and recreation facilitiesCommunity pool/spa

Exterior

• Parking: 1 garage spaceCarport
• Utilities: Electricity availableNatural gas availableCable availablePhone service available
• Home design: Single wide manufactured homeLevel topographyPaved, publicly maintained road access
• Construction: Year built (per county)
• Exterior features: Deck

Interior

• Kitchen: Electric range
• Flooring: CarpetVinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heatingCeiling fansWall/window cooling units
• Interior features: Eat-in kitchenPantryBreakfast barDouble-pane windows
• Laundry & utility: Hall laundry

Price history

-4.1% since first listed

2 events — show timeline

• 2026-07-01 Price Changed $94,900 NAZMLS
• 2026-06-11 Listed $99,000 NAZMLS