35 Amado St #35 · Page, AZ 86040

$65,000

3 bd · 2.0 ba · 1,020 sqft · Manufactured · 47 Days on market

Built 2023 Good condition $64/sqft · 5% above area Est $62k · 5% over

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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 +5.1/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bathroom single-wide home located in the desirable Lake Powell Mobile Home Village. Offering modern upgrades and an inviting layout, this home is perfect for comfortable, affordable living. Step inside to find a bright, open-concept living space with updated flooring, fresh paint, and contemporary finishes throughout. The spacious kitchen features modern cabinetry, upgraded countertops, and newer appliances, making it both functional and stylish. The primary bedroom includes a private en-suite bathroom, while two additional bedrooms provide flexibility for guests, or a home office. Both bathrooms have been tastefully updated with modern fixtures and finishes. Enjoy outdoor living with a low-maintenance yard and space to relax or entertain. Conveniently located near Lake Powell recreation, shopping, and local amenities, this home offers both comfort and convenience. Highlights: 3 Bedrooms / 2 Bathrooms Modern updates throughout Open-concept living area Updated kitchen and bathrooms Affordable price.

Key facts

• Low-maintenance yard
• Upgraded countertops
• Modern cabinetry

Tags

• UPDATED FLOORING
• MODERN CABINETRY
• UPGRADED COUNTERTOPS
• NEWER APPLIANCES
• PRIVATE EN-SUITE BATHROOM
• LOW-MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#40 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, cost of living A; Watch: commute F, housing F.
• Page Unified District (4196) (town): math 11% / reading 14% proficiency, ranked #219 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 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 + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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. 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: 2.45% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.25%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $61,750
• List price: $65,000
• Delta: 5.26%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Amado St #35	0.00mi	3/2.0	1,020 (0%)	0mo	$61,750	$61	100
39 Jerome #39	0.24mi	4/2.0 (+1)	1,038 (+2%)	6mo	$99,990	$96	76

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: 51.3%
• Equity multiple: 3.25×
• Total profit: $40,933
• Equity at exit: $9,692

10-year hold

• IRR: 56.7%
• Equity multiple: 6.60×
• Total profit: $101,982
• Equity at exit: $5,620

Cash invested: $18,200 (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 86040

• Home prices YoY: -11.9%
• Active inventory: 41
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $808

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Elk Rd Page, AZ	2.0–3.0	1.0–1.5	870	$1,591	$1.83	44d	6	0.43mi

Listing history 1 events

1. 2026-04-09
   listed $65,000 Active 1062-char remark

   Show marketing remark (1062 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bathroom single-wide home located in the desirable Lake Powell Mobile Home Village. Offering modern upgrades and an inviting layout, this home is perfect for comfortable, affordable living. Step inside to find a bright, open-concept living space with updated flooring, fresh paint, and contemporary finishes throughout. The spacious kitchen features modern cabinetry, upgraded countertops, and newer appliances, making it both functional and stylish. The primary bedroom includes a private en-suite bathroom, while two additional bedrooms provide flexibility for guests, or a home office. Both bathrooms have been tastefully updated with modern fixtures and finishes. Enjoy outdoor living with a low-maintenance yard and space to relax or entertain. Conveniently located near Lake Powell recreation, shopping, and local amenities, this home offers both comfort and convenience. Highlights: 3 Bedrooms / 2 Bathrooms Modern updates throughout Open-concept living area Updated kitchen and bathrooms Affordable price.

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥98°F today · 11 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: $19,092
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$1,891
• Taxable income: $9,205
• Est. tax owed @ 24.0%: −$2,209
• After-tax cash flow: $7,483/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 · 6 photos

Good 80/100 Cosmetic rehab

This beautifully updated single-wide home in the Lake Powell Mobile Home Village offers modern upgrades and an inviting layout, making it perfect for comfortable, affordable living.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase value.
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain.
• Both Install smart home devices — Enhances comfort and can increase rental appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase value. ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain. ↑
• Both Install smart home devices — Enhances comfort and can increase rental appeal. ↑

ⓘ 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: Page Unified District (4196)
• NCES district ID: 0405820
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 14% ▼ -10.00%
• Median HH income: $48,872
• Composite: 11.58/100
• National rank: #9698
• State rank: #219 of 249 in AZ

Livability — Page

• Score: 70/100
• State rank: #40
• US rank: #7895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Page, AZ
• Population (ZIP): 10,627

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: Highly diverse neighborhood (Simpson 0.89)
• Race & ethnicity: Native American 55% White 33% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Iranian 1%
• Foreign-born: 1% · China, Canada, Philippines
• Languages at home: 73% English-only · Spanish 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: ▼ -35.54%
• Current HPI: 263.6101
• 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

1 event — show timeline

• 2026-04-09 Listed $65,000 NAZMLS