18288 N Magnolia Dr · Dolan Springs, AZ 86441

$65,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 92 Days on market

Built 1981 Poor condition 1.00 ac lot $66/sqft · 44% below area Est $115k · 44% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

OWNER CARRY TERMS AVAILABLE at 18288 N Magnolia Dr in Dolan Springs, offering a great investment opportunity on a full 1-acre parcel. This property features a 1981 manufactured home with 980 sq ft, 2 bedrooms, 1 bathroom and a functional layout ready for your vision. The property is equipped with power, a propane concrete pad, propane plumbing, an installed septic system, carport, underground water tank and a storage shed. The spacious lot provides plenty of room for storage, expansion or future improvements. Enjoy the benefits of no HOA, low property taxes and no area restrictions, allowing flexibility for development. A nearby community well supports self-hauling and local water haul services are readily available. This home is a fixer-upper and will require repairs and updates, making it a solid option for those looking to create their own space. Conveniently located approximately 40 miles from the Grand Canyon West Rim, 40 miles from Kingman, and about 90 miles from Las Vegas.

Key facts

• Water tank
• Storage shed
• Low property taxes

Tags

• FULL 1-ACRE PARCEL
• INSTALLED SEPTIC SYSTEM
• WATER TANK
• STORAGE SHED
• NO HOA
• LOW PROPERTY TAXES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $357 ($4k/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: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.2% in Dolan Springs — 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 59/100 on livability (#188 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 300 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.6% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $115,176
• List price: $65,000
• Delta: -43.56%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.98×
• Total profit: $36,099
• Equity at exit: $35,111

10-year hold

• IRR: 31.4%
• Equity multiple: 5.96×
• Total profit: $90,330
• Equity at exit: $59,217

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 86441

• Home prices YoY: 1.8%
• Active inventory: 300
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $357

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 60%

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: —

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 92 DOM
2. 2026-06-17
   days on market $65,000 Active 91 DOM
3. 2026-06-16
   days on market $65,000 Active 90 DOM
4. 2026-06-15
   days on market $65,000 Active 89 DOM
5. 2026-06-14
   days on market $65,000 Active 87 DOM
6. 2026-06-13
   days on market $65,000 Active 86 DOM
7. 2026-06-10
   days on market $65,000 Active 84 DOM
8. 2026-06-09
   days on market $65,000 Active 83 DOM
9. 2026-06-08
   days on market $65,000 Active 82 DOM
10. 2026-06-07
    days on market $65,000 Active 81 DOM
11. 2026-06-05
    days on market $65,000 Active 78 DOM
12. 2026-06-03
    days on market $65,000 Active 77 DOM
13. 2026-06-03
    price $65,000 Active 76 DOM
14. 2026-06-02
    days on market $75,000 Active 76 DOM
15. 2026-06-01
    days on market $75,000 Active 75 DOM
16. 2026-05-31
    days on market $75,000 Active 74 DOM
17. 2026-05-30
    days on market $75,000 Active 73 DOM
18. 2026-03-18
    listed $75,000 Active 995-char remark

    Show marketing remark (995 chars)

    OWNER CARRY TERMS AVAILABLE at 18288 N Magnolia Dr in Dolan Springs, offering a great investment opportunity on a full 1-acre parcel. This property features a 1981 manufactured home with 980 sq ft, 2 bedrooms, 1 bathroom and a functional layout ready for your vision. The property is equipped with power, a propane concrete pad, propane plumbing, an installed septic system, carport, underground water tank and a storage shed. The spacious lot provides plenty of room for storage, expansion or future improvements. Enjoy the benefits of no HOA, low property taxes and no area restrictions, allowing flexibility for development. A nearby community well supports self-hauling and local water haul services are readily available. This home is a fixer-upper and will require repairs and updates, making it a solid option for those looking to create their own space. Conveniently located approximately 40 miles from the Grand Canyon West Rim, 40 miles from Kingman, and about 90 miles from Las Vegas.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,242
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$1,891
• Taxable income: $3,452
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,453/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 · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates, including new flooring, siding, landscaping, and fencing, to significantly improve its condition and value.

Repairs flagged

• Major Flooring — Severe wear and staining
• Major Exterior Siding — Significant weathering and damage
• Major Landscaping — Overgrown and unkempt
• Major Fencing — No visible fencing

Value-add opportunities

• Resale New flooring — Fresh flooring enhances curb appeal and usability
• Resale New siding — Fresh siding improves the home's appearance and durability
• Both Landscaping — A well-maintained landscape enhances curb appeal and property value
• Both Fencing — A new fence improves property security and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Flooring · Severe wear and staining	Major	$15,000–50,000
Exterior Siding · Significant weathering and damage	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Fencing · No visible fencing	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New flooring — Fresh flooring enhances curb appeal and usability ↑
• Resale New siding — Fresh siding improves the home's appearance and durability ↑
• Both Landscaping — A well-maintained landscape enhances curb appeal and property value ↑
• Both Fencing — A new fence improves property security and aesthetics ↑

ⓘ 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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Dolan Springs

• Score: 59/100
• State rank: #188
• US rank: #19651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dolan Springs, AZ
• City population: 1,491
• Population (ZIP): 1,491

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 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: ▲ 4.56%
• Current HPI: 253.0329
• 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

• 2026-03-18 Listed $75,000 WARDEX