2500 W Route 66 #88 · Flagstaff, AZ 86001

$79,000

3 bd · 2.0 ba · 995 sqft · Manufactured · 71 Days on market

Built 1959 Average condition $79/sqft · 67% below area ↓ 7% since listing

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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
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 2 bath end-unit home with rare 6-7 parking spaces! Private setting with mature trees and a great deck for relaxing. Features a functional layout, 2 bathrooms, and a spacious separate laundry room,a rare bonus. Conveniently located near Northern Arizona University, trails, shopping, and dining. Space rent 923/month. Motivated seller--priced to sell. Seller may carry with a substantial down payment. Bring your offers!

Key facts

• Great deck
• End-unit home
• Private setting

Tags

• END-UNIT HOME
• PRIVATE SETTING
• MATURE TREES
• GREAT DECK
• FUNCTIONAL LAYOUT
• SPACIOUS SEPARATE LAUNDRY ROOM

🏷️ Possibly a rental listed for sale. The $79,000 price doesn't fit this home's estimated sale value (~$240,271) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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; 7 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).
• At $2,492/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 3117% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.15% ✓
• Cap rate: 27.91%
• Cash-on-cash: 77.19%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $240,271
• List price: $79,000
• Delta: -67.12%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 W Route 66 #118	0.21mi	3/2.0	1,056 (+6%)	12mo	$95,000	$90	70
2500 W Route 66 #49	0.06mi	3/2.0	896 (-10%)	17mo	$90,000	$100	66
2500 W Route 66 #27	0.21mi	3/2.0	896 (-10%)	11mo	$84,000	$94	64
1314 S Burlington St	0.44mi	3/2.0	1,094 (+10%)	2mo	$430,000	$393	61
2500 W Route 66 #1	0.21mi	2/2.0 (-1)	896 (-10%)	9mo	$70,000	$78	61
2500 W Route 66 #65	0.21mi	2/2.0 (-1)	896 (-10%)	10mo	$100,000	$112	60
2500 W Rte 66 -- #23	0.06mi	3/2.0	869 (-13%)	22mo	$112,000	$129	58
1301 S Burlington St	0.42mi	3/2.0	1,080 (+8%)	10mo	$420,000	$389	58
1505 S Burlington St	0.37mi	3/2.0	1,121 (+13%)	11mo	$425,500	$380	53
1290 S Burlington St	0.45mi	3/2.0	1,080 (+8%)	16mo	$426,500	$395	52
1455 S Union Pacific St	0.43mi	3/2.0	1,134 (+14%)	17mo	$435,000	$384	43
2401 W Route 66 Dr #66	0.56mi	2/2.0 (-1)	868 (-13%)	22mo	$161,500	$186	29

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: 74.4%
• Equity multiple: 4.25×
• Total profit: $71,864
• Equity at exit: $11,779

10-year hold

• IRR: 77.5%
• Equity multiple: 8.05×
• Total profit: $155,994
• Equity at exit: $6,830

Cash invested: $22,120 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,423

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 38%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2292 S Alvan Clark Blvd Flagstaff, AZ	2.0–3.0	1.0–2.0	978	$1,701	$1.74	43d	12	0.35mi
2701 S Woody Mountain Rd Flagstaff, AZ	1.0–3.0	1.0–2.0	1078	$3,110	$2.88	43d	77	0.36mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	43d	3	1.20mi
1000 W Forest Meadows St Flagstaff, AZ	2.0	2.0	947	$1,925	$2.03	43d	1	1.32mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	958	$2,806	$2.93	43d	11	1.38mi
1580 S Plaza Way Flagstaff, AZ	1.0–2.0	1.0–2.0	875	$2,455	$2.81	43d	12	1.44mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$2,304	$2.63	43d	36	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 71 DOM
2. 2026-06-18
   days on market $79,000 Active 70 DOM
3. 2026-06-17
   days on market $79,000 Active 69 DOM
4. 2026-06-16
   days on market $79,000 Active 68 DOM
5. 2026-06-15
   days on market $79,000 Active 67 DOM
6. 2026-06-14
   days on market $79,000 Active 65 DOM
7. 2026-06-13
   days on market $79,000 Active 64 DOM
8. 2026-06-10
   days on market $79,000 Active 62 DOM
9. 2026-06-09
   days on market $79,000 Active 61 DOM
10. 2026-06-08
    days on market $79,000 Active 60 DOM
11. 2026-06-07
    days on market $79,000 Active 59 DOM
12. 2026-06-05
    days on market $79,000 Active 56 DOM
13. 2026-06-03
    days on market $79,000 Active 55 DOM
14. 2026-06-02
    days on market $79,000 Active 54 DOM
15. 2026-06-01
    days on market $79,000 Active 53 DOM
16. 2026-05-31
    days on market $79,000 Active 52 DOM
17. 2026-05-30
    days on market $79,000 Active 51 DOM
18. 2026-04-22
    price $79,000 428-char remark

    Show marketing remark (428 chars)

    3 bed, 2 bath end-unit home with rare 6-7 parking spaces! Private setting with mature trees and a great deck for relaxing. Features a functional layout, 2 bathrooms, and a spacious separate laundry room,a rare bonus. Conveniently located near Northern Arizona University, trails, shopping, and dining. Space rent 923/month. Motivated seller--priced to sell. Seller may carry with a substantial down payment. Bring your offers!

19. 2026-04-08
    listed $85,000 Active 428-char remark

    Show marketing remark (428 chars)

    3 bed, 2 bath end-unit home with rare 6-7 parking spaces! Private setting with mature trees and a great deck for relaxing. Features a functional layout, 2 bathrooms, and a spacious separate laundry room,a rare bonus. Conveniently located near Northern Arizona University, trails, shopping, and dining. Space rent 923/month. Motivated seller--priced to sell. Seller may carry with a substantial down payment. Bring your offers!

ⓘ 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 8/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 14 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: $29,906
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$2,298
• Taxable income: $16,818
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $13,038/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 · 10 photos

Average 55/100 Moderate rehab

A moderately rehabbed manufactured home with average condition, requiring updates to kitchen cabinets and landscaping for increased resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and cluttered
• Minor bathroom fixtures — slightly worn

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Both landscaping — enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and cluttered	Moderate	$3,000–15,000
bathroom fixtures · slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Both landscaping — enhances curb appeal and rental value ↑

ⓘ 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

• 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

-7.1% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $79,000 NAZMLS
• 2026-04-08 Listed $85,000 NAZMLS