17550 S Munds Ranch Rd #300 · Munds Park, AZ 86017

$95,000

2 bd · 1.0 ba · 450 sqft · Manufactured · 67 Days on market

Built 2006 Good condition 1,000 sqft lot $211/sqft · at area comps Est $99k · at est.

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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 +24.9/30.0
• ARV discount +9.2/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! This is the best deal of the summer! 2 bedroom home in phase 3, updated, comes fully furnished. Newer exterior paint, patio with fire pit and double ceiling fans, interior recessed lighting, ceiling fans, well maintained and very clean. Enjoy the community amenities which include pool, spa, corn-hole, laundromat, recreational room, playground. LEASE is from April 1st through Oct. 31. SEASONAL use only! Land Lease is 966.00 for THOSE MONTHS ONLY. No rentals. It is walking distance to the well-known Pinewood Country Club and is close to the national forest, lake, hiking, biking trails, utv trails, playground, tennis, pickleball, restaurants, convenient store and more! Munds Park is only 17 miles south of Flagstaff and only a 2-hour drive from Phoenix. Come see your new, second home in our neck of the woods!

Key facts

• Patio with fire pit
• Close to lake
• 1,000 sq ft lot

Tags

• PATIO WITH FIRE PIT
• INTERIOR RECESSED LIGHTING
• CLOSE TO NATIONAL FOREST
• CLOSE TO LAKE
• CLOSE TO HIKING TRAILS
• CLOSE TO BIKING TRAILS

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 $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.5% in Munds Park — 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 64/100 on livability (#99 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, employment A-; Watch: cost of living C-, amenities F, commute 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.
• Market conditions: 106 active listings in the ZIP; 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 $657 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $98,656
• List price: $95,000
• Delta: -3.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17550 S Munds Ranch Rd #159	0.16mi	2/1.0	476 (+6%)	10mo	$99,990	$210	74
17550 S Munds Ranch Rd #221	0.16mi	2/1.0	408 (-9%)	22mo	$91,500	$224	59
17550 S Munds Ranch Rd #337	0.16mi	2/1.0	510 (+13%)	24mo	$98,000	$192	50
17550 S Munds Ranch Rd #293	0.16mi	1/1.0 (-1)	385 (-14%)	23mo	$89,000	$231	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,591
• Equity at exit: $14,165

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $5,754
• Equity at exit: $8,214

Cash invested: $26,600 (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 86017

• Home prices YoY: -14.8%
• Active inventory: 106
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $137

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 82%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 67 DOM
2. 2026-06-18
   days on market $95,000 Active 66 DOM
3. 2026-06-17
   days on market $95,000 Active 65 DOM
4. 2026-06-16
   days on market $95,000 Active 64 DOM
5. 2026-06-15
   days on market $95,000 Active 63 DOM
6. 2026-06-14
   days on market $95,000 Active 61 DOM
7. 2026-06-13
   days on market $95,000 Active 60 DOM
8. 2026-06-10
   days on market $95,000 Active 58 DOM
9. 2026-06-09
   days on market $95,000 Active 57 DOM
10. 2026-06-08
    days on market $95,000 Active 56 DOM
11. 2026-06-07
    days on market $95,000 Active 55 DOM
12. 2026-06-05
    days on market $95,000 Active 52 DOM
13. 2026-06-03
    days on market $95,000 Active 51 DOM
14. 2026-06-02
    days on market $95,000 Active 50 DOM
15. 2026-06-01
    days on market $95,000 Active 49 DOM
16. 2026-05-31
    days on market $95,000 Active 48 DOM
17. 2026-05-30
    days on market $95,000 Active 47 DOM
18. 2026-04-13
    listed $95,000 Active 823-char remark

    Show marketing remark (823 chars)

    WOW! This is the best deal of the summer! 2 bedroom home in phase 3, updated, comes fully furnished. Newer exterior paint, patio with fire pit and double ceiling fans, interior recessed lighting, ceiling fans, well maintained and very clean. Enjoy the community amenities which include pool, spa, corn-hole, laundromat, recreational room, playground. LEASE is from April 1st through Oct. 31. SEASONAL use only! Land Lease is 966.00 for THOSE MONTHS ONLY. No rentals. It is walking distance to the well-known Pinewood Country Club and is close to the national forest, lake, hiking, biking trails, utv trails, playground, tennis, pickleball, restaurants, convenient store and more! Munds Park is only 17 miles south of Flagstaff and only a 2-hour drive from Phoenix. Come see your new, second home in our neck of the woods!

19. 2025-10-31
    historical
20. 2025-09-23
    listed $95,000 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 19 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: $13,068
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,764
• Taxable income: $194
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,601/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed. It offers a great location with community amenities and is move-in ready.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear.
• Minor Bathroom fixtures — Some clutter and minor wear.
• Minor Living room carpet — Some wear and tear visible.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replace worn-out carpet in living areas — New carpet can improve comfort and appearance.
• Both Update kitchen cabinets and appliances — Fresh cabinets and appliances can significantly boost the home's value and appeal to buyers/renters.
• Both Install new bathroom fixtures — New fixtures can improve functionality and aesthetics in the bathroom.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear.	Minor	$500–3,000
Bathroom fixtures · Some clutter and minor wear.	Minor	$500–3,000
Living room carpet · Some wear and tear visible.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace worn-out carpet in living areas — New carpet can improve comfort and appearance. ↑
• Both Update kitchen cabinets and appliances — Fresh cabinets and appliances can significantly boost the home's value and appeal to buyers/renters. ↑
• Both Install new bathroom fixtures — New fixtures can improve functionality and aesthetics in the bathroom. ↑

ⓘ 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 — Munds Park

• Score: 64/100
• State rank: #99
• US rank: #14291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munds Park, AZ
• Population (ZIP): 752

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: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Scottish 9% Romanian 7% Lithuanian 6%
• Foreign-born: 5% · Canada

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: ▼ -81.11%
• Current HPI: 465.308
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-13 Listed $95,000 NAZMLS
• 2025-10-31 Listing Removed — NAZMLS
• 2025-09-23 Listed $95,000 NAZMLS