3201 E U.s. Highway 70 #41 · Safford, AZ 85546

$67,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 33 Days on market

Built 1985 Good condition 3,763 sqft lot

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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
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bed, 1-bath manufactured home located in the Safford Ranch Mobile Home Park, a 55+ community! This home recently underwent extensive renovations, making it feel like a brand-new home, offering great mountain views! The home features all-new appliances, an electric water heater, updated bathroom fixtures, and new heating/cooling MiniSplit units. Residents can enjoy the park's clubhouse and pool, with abundant trees providing ample shade throughout the area. The park is perfect for those seeking a peaceful retirement lifestyle among like-minded individuals. All new residents must be approved by park management. Don't miss out on this opportunity & schedule a s

Key facts

• Clubhouse
• All new appliances
• Pool

Tags

• MOUNTAIN VIEWS
• ALL NEW APPLIANCES
• ELECTRIC WATER HEATER
• UPDATED BATHROOM FIXTURES
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Lot dimensions approximately 44.8' x 84' x 44.8' x 84'; Zoned Graham - R-MH; Road maintained by city
• HOA & community: Community pool; Clubhouse; On-site laundry; Maintenance provided

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home; One story; Subdivided lot; Facing information not provided
• Construction: Frame construction; Metal roof
• Exterior features: Shed(s); Slab patio/porch; Paved street; Park; Pool

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Exhaust fan
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Heating present
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#133 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Solomon Elementary District (4222) (town): math 40% / reading 55% proficiency, ranked #146 of 501 in AZ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Solomon Elementary School (math 27% / reading 32%, grade F, #548 of 1,109 statewide, top 51%, 197 students, 57% FRL).
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Solomon Elementary District (4222) average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 137 units permitted in Graham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Graham County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($65k) 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

• Climate carrying-cost: extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.17% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.92%
• DSCR: 2.95
• GRM: 3.8

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: 40.9%
• Equity multiple: 2.75×
• Total profit: $32,893
• Equity at exit: $9,990

10-year hold

• IRR: 47.1%
• Equity multiple: 5.53×
• Total profit: $85,039
• Equity at exit: $5,793

Cash invested: $18,760 (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 85546

• Home prices YoY: -17.1%
• Active inventory: 61
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $687

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 48%

Sensitivity live

Price	-10% $733	-5% $710	+0% $687	+5% $663	+10% $640
Rent	-10% $572	-5% $629	+0% $687	+5% $744	+10% $802
Rate	-1.0pp $720	-0.5pp $704	base $687	+0.5pp $669	+1.0pp $652

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $67,000 Active 33 DOM
2. 2026-06-19
   pricedays on market $67,000 Active 31 DOM
3. 2026-06-18
   days on market $69,000 Active 30 DOM
4. 2026-06-17
   days on market $69,000 Active 29 DOM
5. 2026-06-16
   days on market $69,000 Active 28 DOM
6. 2026-06-15
   days on market $69,000 Active 27 DOM
7. 2026-06-14
   days on market $69,000 Active 25 DOM
8. 2026-06-12
   days on market $69,000 Active 24 DOM
9. 2026-06-09
   days on market $69,000 Active 21 DOM
10. 2026-06-08
    days on market $69,000 Active 20 DOM
11. 2026-06-07
    days on market $69,000 Active 19 DOM
12. 2026-06-05
    days on market $69,000 Active 17 DOM
13. 2026-06-04
    days on market $69,000 Active 15 DOM
14. 2026-06-02
    days on market $69,000 Active 14 DOM
15. 2026-06-01
    days on market $69,000 Active 13 DOM
16. 2026-05-31
    days on market $69,000 Active 12 DOM
17. 2026-05-31
    days on market $69,000 Active 11 DOM
18. 2026-05-21
    status Active
19. 2026-05-20
    status Pending
20. 2026-05-17
    listed $69,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 4 d/yr ≥103°F today · 10 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: $17,462
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$1,949
• Taxable income: $7,626
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $6,409/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 80/100 Cosmetic rehab

This well-maintained and recently renovated manufactured home in a peaceful retirement community offers great mountain views and is move-in ready.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and attract potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Newer appliances can increase the home's appeal to potential buyers.
• Resale Upgrading the bathroom fixtures — Updated fixtures can enhance the home's appeal to potential buyers.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Adding a deck or patio — An outdoor living space can increase the home's appeal and value, especially for potential buyers who enjoy outdoor living.
• Both Upgrading the flooring — Newer flooring can enhance the home's appearance and increase its value, both for resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Newer appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Updated fixtures can enhance the home's appeal to potential buyers. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Adding a deck or patio — An outdoor living space can increase the home's appeal and value, especially for potential buyers who enjoy outdoor living. ↑
• Both Upgrading the flooring — Newer flooring can enhance the home's appearance and increase its value, both for resale and rental purposes. ↑

ⓘ 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: Solomon Elementary District (4222)
• NCES district ID: 0407860
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $46,338
• Composite: 42.45/100
• National rank: #6889
• State rank: #146 of 501 in AZ

Livability — Safford

• Score: 62/100
• State rank: #133
• US rank: #16380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,735

Population outlook (Graham County) Hauer SSP2

• Today (2025): 38,473 people
• By 2030: 38,805 · +0.9%
• By 2040: 39,728 · +3.3%
• By 2050: 41,005 · +6.6%
• By 2075: 43,529 · +13.1%
• By 2100: 42,097 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 43% Two or more races 17% Native American 2% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 2% German 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 82% English-only · Spanish 16%

Political lean MEDSL · Graham

• 2024 margin: Solid R (+48.1) · D 25.5% · R 73.6%
• 2008→2024 swing: -7.4pp toward R · 2008: -40.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+44.8 2016: R+39.6 2012: R+37.7 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.86%
• Current HPI: 303.9835
• 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

3 events — show timeline

• 2026-05-21 Relisted — MLSSAZ
• 2026-05-20 Pending — MLSSAZ
• 2026-05-17 Listed $69,000 MLSSAZ