801 W Oak St #62 · Page, AZ 86040

$65,000

2 bd · 2.0 ba · 900 sqft · Land · 127 Days on market

Built 2023 $72/sqft · 5% above area Est $62k · 5% over ↓ 55% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.1/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2023 Clayton single-wide home located in Chapman Mobile Home Park in Page, AZ! This 2-bedroom, 2-bathroom home offers modern comfort, thoughtful design, and affordable living at its best. Step inside to an open-concept floor plan featuring a bright living area that flows seamlessly into the kitchen and dining space. The kitchen boasts contemporary cabinetry, sleek countertops, energy-efficient appliances, and ample storage—perfect for everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring a private bath and generous closet space. The second bedroom and full bath are ideal for guests, or a home office. Built in 2023, this home offers the peace of mind of newer construction along with energy-efficient features and low maintenance living. Conveniently located in Chapman Mobile Home Park, you'll enjoy easy access to local amenities, shopping, dining, Lake Powell, and outdoor recreation. This move-in ready home is an excellent opportunity for full-time living, or a seasonal retreat.

Key facts

• Split-bedroom layout
• Private bath
• Built 2023

Tags

• OPEN-CONCEPT FLOOR PLAN
• CONTEMPORARY CABINETRY
• ENERGY-EFFICIENT APPLIANCES
• SPLIT-BEDROOM LAYOUT
• PRIVATE BATH
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $65k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% 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 127 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.21%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

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

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $30,263
• Equity at exit: $9,692

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $78,942
• 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: 3.9×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $640

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $685	-5% $663	+0% $640	+5% $618	+10% $595
Rent	-10% $531	-5% $586	+0% $640	+5% $695	+10% $749
Rate	-1.0pp $673	-0.5pp $657	base $640	+0.5pp $623	+1.0pp $606

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	$1,379	$1.59	44d	6	1.12mi

Listing history 21 events

1. 2026-06-19
   days on market $65,000 Active 127 DOM
2. 2026-06-18
   days on market $65,000 Active 126 DOM
3. 2026-06-17
   days on market $65,000 Active 125 DOM
4. 2026-06-16
   days on market $65,000 Active 124 DOM
5. 2026-06-15
   days on market $65,000 Active 123 DOM
6. 2026-06-14
   days on market $65,000 Active 121 DOM
7. 2026-06-12
   days on market $65,000 Active 120 DOM
8. 2026-06-09
   days on market $65,000 Active 117 DOM
9. 2026-06-08
   days on market $65,000 Active 116 DOM
10. 2026-06-07
    days on market $65,000 Active 115 DOM
11. 2026-06-07
    days on market $65,000 Active 114 DOM
12. 2026-06-04
    days on market $65,000 Active 111 DOM
13. 2026-06-02
    days on market $65,000 Active 110 DOM
14. 2026-06-01
    days on market $65,000 Active 109 DOM
15. 2026-05-31
    days on market $65,000 Active 108 DOM
16. 2026-05-31
    days on market $65,000 Active 107 DOM
17. 2026-02-12
    listed $65,000 Active 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to this beautifully maintained 2023 Clayton single-wide home located in Chapman Mobile Home Park in Page, AZ! This 2-bedroom, 2-bathroom home offers modern comfort, thoughtful design, and affordable living at its best. Step inside to an open-concept floor plan featuring a bright living area that flows seamlessly into the kitchen and dining space. The kitchen boasts contemporary cabinetry, sleek countertops, energy-efficient appliances, and ample storage—perfect for everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring a private bath and generous closet space. The second bedroom and full bath are ideal for guests, or a home office. Built in 2023, this home offers the peace of mind of newer construction along with energy-efficient features and low maintenance living. Conveniently located in Chapman Mobile Home Park, you'll enjoy easy access to local amenities, shopping, dining, Lake Powell, and outdoor recreation. This move-in ready home is an excellent opportunity for full-time living, or a seasonal retreat.

18. 2004-08-05
    soldstatus $1,950,000
19. 1997-01-22
    soldstatus $2,100,000
20. 1996-07-23
    soldstatus $143,150
21. 1996-06-01
    soldstatus $143,150

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 1 d/yr ≥98°F today · 2 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: $16,548
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,891
• Taxable income: $7,068
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $5,986/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.

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

-54.6% since first listed

5 events — show timeline

• 2026-02-12 Listed $65,000 NAZMLS
• 2004-08-05 Sold (Public Records) $1,950,000 Public Records
• 1997-01-22 Sold (Public Records) $2,100,000 Public Records
• 1996-07-23 Sold (Public Records) $143,150 Public Records
• 1996-06-01 Sold (Public Records) $143,150 Public Records

Property tax history

+0.9%/yr

Latest (2025): $3,795 · -2.2% YoY. Source: county tax records.