5600 N Dakota St #51 · Flagstaff, AZ 86004

$143,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 132 Days on market

Manufactured home Built 2016 Good condition $88/sqft · 64% below area ↓ 14% 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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.8/10.0
• Manufactured-home adj. -5.7

Listing remarks MLS

Welcome to one of the more sought-after mobile home communities- Cameo Mobile Home Park! Where newer homes can be hard to come by- This well-maintained property was built in 2016 and offers more modern features and functional layout. This property is ideally situated on a rare double lot, offers the space, layout, and location you've been waiting for! Inside, you'll find a thoughtfully designed split floor plan featuring 3 bedrooms, 2 bathrooms, and an additional den- Perfect for a home office, play area, or cozy second living space. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas, making everyday living and entertaining feel effortless. At the heart of the home, the kitchen features a central island- ideal for gathering, meal prep, or morning coffee moments that turn into conversations. Location? You couldn't ask for better. Conveniently positioned near shopping, dining, and entertainment, with easy access to Highway 89 and I-40, making commuting or getting around town a breeze. Whether you're looking for comfort, convenience, or a little extra space to spread out--this one checks all the boxes!

Key facts

• Central island
• Split floor plan
• Double lot

Tags

• DOUBLE LOT
• SPLIT FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $143k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 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 rising (+1.6%/yr); 407 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 32% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k 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 + 1.6% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.50% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $395,000
• List price: $143,000
• Delta: -63.80%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5075 E Dean Ave	0.29mi	3/2.0	1,620 (0%)	1mo	$154,000	$95	86
4879 E Gibson Ave	0.26mi	4/2.0 (+1)	1,628 (+0%)	3mo	$440,000	$270	80
4938 E Bullwinkle Dr	0.31mi	4/2.0 (+1)	1,612 (-0%)	1mo	$387,000	$240	79
4862 E Lowell Dr	0.13mi	3/2.0	1,692 (+4%)	12mo	$450,000	$266	76
5276 N Thornton Pl	0.25mi	4/2.0 (+1)	1,628 (+0%)	8mo	$460,000	$283	75
4925 E Allen Ave #74	0.16mi	3/2.0	1,792 (+11%)	5mo	$145,000	$81	70
5367 N Thornton Pl	0.18mi	4/2.0 (+1)	1,628 (+0%)	19mo	$418,000	$257	70
4801 E Kinsey Dr	0.17mi	3/2.0	1,456 (-10%)	7mo	$430,000	$295	69
5300 N Thornton Pl	0.23mi	3/2.0	1,528 (-6%)	15mo	$442,000	$289	67
4950 E Dean Ave	0.17mi	4/2.0 (+1)	1,792 (+11%)	4mo	$100,000	$56	66
6289 N Snowflake Dr	0.49mi	4/2.0 (+1)	1,568 (-3%)	7mo	$435,000	$277	61
4333 E Wintergreen Rd	0.46mi	3/2.0	1,536 (-5%)	17mo	$439,900	$286	56

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.47×
• Total profit: $18,852
• Equity at exit: $21,322

10-year hold

• IRR: 19.9%
• Equity multiple: 2.56×
• Total profit: $62,511
• Equity at exit: $12,364

Cash invested: $40,040 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $409,500 ($273/sqft)
• Median days on market: 60 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -10.8% vs current asking $/sqft

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

ZIP-level market 86004

• Rents YoY: 1.6%
• Active inventory: 407
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $706

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 62%

Sensitivity live

Price	-10% $805	-5% $756	+0% $706	+5% $657	+10% $608
Rent	-10% $537	-5% $622	+0% $706	+5% $791	+10% $876
Rate	-1.0pp $778	-0.5pp $743	base $706	+0.5pp $669	+1.0pp $632

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: $35,750
• Closing costs: $4,290
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3950 E Philip Ave Flagstaff, AZ	3.0	2.0	1560	$2,600	$1.67	93d	1	0.98mi
3844 Jacamar Dr Flagstaff, AZ	3.0	2.5	1932	$3,000	$1.55	93d	1	1.24mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$2,995	$3.00	93d	12	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $143,000 Active 132 DOM
2. 2026-08-07
   days on market $143,000 Active 131 DOM
3. 2026-08-06
   days on market $143,000 Active 130 DOM
4. 2026-08-05
   days on market $143,000 Active 129 DOM
5. 2026-08-04
   days on market $143,000 Active 128 DOM
6. 2026-08-03
   days on market $143,000 Active 127 DOM
7. 2026-07-31
   days on market $143,000 Active 124 DOM
8. 2026-07-30
   days on market $143,000 Active 123 DOM
9. 2026-07-30
   price $143,000 Active 122 DOM
10. 2026-07-29
    days on market $153,000 Active 122 DOM
11. 2026-07-27
    days on market $153,000 Active 120 DOM
12. 2026-07-25
    days on market $153,000 Active 118 DOM
13. 2026-07-24
    days on market $153,000 Active 117 DOM
14. 2026-07-23
    days on market $153,000 Active 116 DOM
15. 2026-07-22
    days on market $153,000 Active 115 DOM
16. 2026-07-21
    days on market $153,000 Active 114 DOM
17. 2026-07-18
    days on market $153,000 Active 111 DOM
18. 2026-07-16
    days on market $153,000 Active 109 DOM
19. 2026-07-16
    days on market $153,000 Active 108 DOM
20. 2026-07-14
    days on market $153,000 Active 107 DOM
21. 2026-07-13
    days on market $153,000 Active 106 DOM
22. 2026-07-12
    days on market $153,000 Active 105 DOM
23. 2026-07-11
    days on market $153,000 Active 104 DOM
24. 2026-07-10
    days on market $153,000 Active 103 DOM
25. 2026-07-09
    days on market $153,000 Active 102 DOM
26. 2026-07-08
    days on market $153,000 Active 101 DOM
27. 2026-07-07
    days on market $153,000 Active 100 DOM
28. 2026-07-06
    days on market $153,000 Active 99 DOM
29. 2026-07-05
    days on market $153,000 Active 98 DOM
30. 2026-07-04
    days on market $153,000 Active 97 DOM
31. 2026-07-03
    days on market $153,000 Active 96 DOM
32. 2026-07-02
    days on market $153,000 Active 95 DOM
33. 2026-07-01
    days on market $153,000 Active 94 DOM
34. 2026-06-30
    days on market $153,000 Active 93 DOM
35. 2026-06-29
    days on market $153,000 Active 92 DOM
36. 2026-06-28
    days on market $153,000 Active 91 DOM
37. 2026-06-28
    days on market $153,000 Active 90 DOM
38. 2026-06-27
    days on market $153,000 Active 89 DOM
39. 2026-06-26
    pricedays on market $153,000 Active 88 DOM
40. 2026-06-23
    days on market $159,000 Active 85 DOM
41. 2026-06-21
    days on market $159,000 Active 84 DOM
42. 2026-06-19
    days on market $159,000 Active 82 DOM
43. 2026-06-18
    days on market $159,000 Active 81 DOM
44. 2026-06-17
    days on market $159,000 Active 80 DOM
45. 2026-06-16
    days on market $159,000 Active 79 DOM
46. 2026-06-15
    days on market $159,000 Active 78 DOM
47. 2026-06-14
    days on market $159,000 Active 76 DOM
48. 2026-06-13
    days on market $159,000 Active 75 DOM
49. 2026-06-10
    days on market $159,000 Active 73 DOM
50. 2026-06-09
    days on market $159,000 Active 72 DOM

ⓘ 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 2/10 Low 6 d/yr ≥88°F today · 15 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: $25,742
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$4,160
• Taxable income: $6,593
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $6,895/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 Est. rehab $8,100–$24,300 screening

This well-maintained 2016 manufactured home in a sought-after mobile home park offers a good condition with modern features and a functional layout. It is ready for a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both painting — fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping can enhance curb appeal and attract more potential buyers ↑
• Both interior decor — updating the interior decor can make the home more appealing to potential buyers and renters ↑

ⓘ 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 18/100

Zoned Schools

Elementary Sturgeon Cromer Elementary School F AZ #687/1,109 Nat'l #32,000/41,679 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): 36,394
• Household income: $81,172
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 5% 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 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 13% Native American 12% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -454.67%
• Current HPI: 411.8577
• Rent YoY: ▲ 1.59%
• 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

Price history

-14.1% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $159,000 NAZMLS
• 2026-05-05 Price Changed $165,000 NAZMLS
• 2026-04-17 Price Changed $179,000 NAZMLS
• 2026-04-14 Relisted — NAZMLS
• 2026-03-26 Listed $185,000 NAZMLS