1545 E El Rodeo Rd #156 · Fort Mohave, AZ 86426

$179,900

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 203 Days on market

Built 2018 Est $169k · 6% over ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• ARV discount +4.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

A beautifully maintained home in Arrowhead Ranch MH Community 55+. This home has it all a 2 bedroom/ 2 bath and flex room, large rooms overall. The electric kitchen has a large island, refrigerator, range, microwave, a large walk-in pantry, and lots of storage. The primary bedroom has in suite bath with dual sinks, step in shower, linen storage, and walk in closet. This property has covered parking, an extra-large 10 x 20 storage shed which is insulated and has a/c, and has a full length covered porch for outdoor living. The community has an indoor heated pool which is open year-round, jacuzzi, community room for events, a rec room with pool tables, tv, books and puzzles, and a dog park for

Key facts

• Covered parking
• Electric kitchen
• Large island

Tags

• ELECTRIC KITCHEN
• LARGE ISLAND
• WALK IN PANTRY
• COVERED PARKING
• EXTRA-LARGE STORAGE SHED
• FULL LENGTH COVERED PORCH

Property features AI

Finance

• Other: Mobile home dimensions approx. 28' x 56'; Zoned RMH (Residential Mobile Homes)
• HOA & community: Land is leased; Park amenities include pool and clubhouse

Exterior

• Utilities: Public water; Public sewer; 220 volt electric; Electricity available; Underground utilities
• Home design: Manufactured home (double wide); 36" door entry
• Construction: Shingle roof
• Exterior features: Community pool; Clubhouse; Curbs; No fencing; North-facing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Disposal
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Laminate counters; Open floorplan; Pantry; Walk-in closet(s); Low-E windows; Window coverings; Accessible full bathroom; ENERGY STAR qualified appliances; Water softener
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.2% in Fort Mohave — 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 65/100 on livability (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 376 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 E El Rodeo Rd #60	0.14mi	2/2.0	1,546 (-1%)	3mo	$175,900	$114	88
1545 E El Rodeo Rd #26	0.05mi	2/2.0	1,624 (+4%)	11mo	$175,000	$108	82
1545 E El Rodeo Rd #87	0.05mi	2/2.0	1,624 (+4%)	11mo	$168,500	$104	82
1545 E El Rodeo Rd #113	0.05mi	2/2.0	1,508 (-4%)	14mo	$130,000	$86	80
4825 S Barons Gate Way	0.36mi	3/2.0 (+1)	1,557 (-1%)	2mo	$165,000	$106	75
1545 E El Rodeo Rd #11	0.05mi	3/2.0 (+1)	1,493 (-5%)	12mo	$168,000	$113	74
1545 El Rodeo Road #24 Rd	0.14mi	3/2.0 (+1)	1,680 (+7%)	4mo	$110,000	$65	73
1545 E El Rodeo Rd #112	0.14mi	2/2.0	1,352 (-14%)	5mo	$135,000	$100	66
1545 E El Rodeo Rd #106	0.05mi	3/2.0 (+1)	1,344 (-14%)	12mo	$185,000	$138	59
4992 S El Ranchero Rd	0.47mi	3/2.5 (+1)	1,557 (-1%)	14mo	$265,000	$170	58
1545 E El Rodeo Rd #84	0.14mi	2/2.0	1,400 (-11%)	21mo	$145,000	$104	58
5101 S Erin Dr	0.37mi	3/2.0 (+1)	1,680 (+7%)	21mo	$320,000	$190	48

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,965
• Equity at exit: $26,824

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,472
• Equity at exit: $15,554

Cash invested: $50,372 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $238

Break-even live

Break-even rent $1,574

Max offer price $179,900

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	13d	1	0.35mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	13d	1	0.49mi
4658 S Reyes Adobe Dr Fort Mohave, AZ	3.0	2.0	1600	$2,400	$1.50	13d	1	0.63mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	13d	1	1.33mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	13d	1	1.37mi
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	13d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $179,900 Active 203 DOM
2. 2026-06-17
   days on market $179,900 Active 202 DOM
3. 2026-06-16
   days on market $179,900 Active 201 DOM
4. 2026-06-15
   days on market $179,900 Active 200 DOM
5. 2026-06-14
   days on market $179,900 Active 198 DOM
6. 2026-06-13
   days on market $179,900 Active 197 DOM
7. 2026-06-10
   days on market $179,900 Active 195 DOM
8. 2026-06-09
   days on market $179,900 Active 194 DOM
9. 2026-06-08
   days on market $179,900 Active 193 DOM
10. 2026-06-07
    days on market $179,900 Active 192 DOM
11. 2026-06-05
    days on market $179,900 Active 189 DOM
12. 2026-06-03
    days on market $179,900 Active 188 DOM
13. 2026-06-02
    days on market $179,900 Active 187 DOM
14. 2026-06-01
    days on market $179,900 Active 186 DOM
15. 2026-05-31
    days on market $179,900 Active 185 DOM
16. 2026-05-30
    days on market $179,900 Active 184 DOM
17. 2026-05-13
    status Active
18. 2026-04-17
    status Pending
19. 2026-01-12
    price $179,900
20. 2026-01-12
    status Active
21. 2025-10-16
    listed $189,900 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $22,500
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,233
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,858/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mohave, AZ
• County: Mohave County · 181,906 people
• City population: 15,467
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 15,467
• Household income: $64,551
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 207.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.22%
• Current HPI: 278.7975
• Rent YoY: —
• Metro: Lake Havasu City-Kingman, AZ
• 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

-5.3% since first listed

5 events — show timeline

• 2026-05-13 Relisted — WARDEX
• 2026-04-17 Pending — WARDEX
• 2026-01-12 Price Changed $179,900 WARDEX
• 2026-01-12 Relisted — WARDEX
• 2025-10-16 Listed $189,900 WARDEX