57560 AZ Highway 188--98 · Jakes Corner, AZ 85541

$65,000

3 bd · 2.0 ba · 1,272 sqft · Manufactured · 103 Days on market

Built 2001 ↓ 49% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

Key facts

• Built 2001
• Listed 103 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($12k/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: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#341 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Payson Unified District (4209) (town): math 20% / reading 32% proficiency, ranked #138 of 249 in AZ (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 695 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F 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?
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: 3.08% ✓
• Cap rate: 27.23%
• Cash-on-cash: 74.77%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.8%
• Equity multiple: 3.96×
• Total profit: $53,825
• Equity at exit: $9,692

10-year hold

• IRR: 70.2%
• Equity multiple: 8.14×
• Total profit: $130,039
• 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 85541

• Home prices YoY: -6.6%
• Active inventory: 695
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,009

Break-even live

Break-even rent $727

Max offer price $65,000

Occupancy floor 45%

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 22 events

1. 2024-03-04
   soldstatus $56,500 Closed 408-char remark

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

2. 2024-02-27
   status Pending 408-char remark

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

3. 2024-02-06
   historical Under Contract Accepting Backups 408-char remark

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

4. 2024-02-05
   status Pending
5. 2024-01-05
   price $65,000

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

6. 2024-01-05
   price $65,000 408-char remark

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

7. 2023-11-27
   price $72,000

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

8. 2023-11-27
   price $72,000 408-char remark

   Show marketing remark (408 chars)

   Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

9. 2023-11-15
   status Active
10. 2023-11-13
    status Active 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

11. 2023-11-06
    listed Contract Contingent on Buyer Sale 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

12. 2023-10-27
    historical Contract Contingent on Buyer Sale 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

13. 2023-10-27
    listed $85,000 Active 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

14. 2023-10-26
    soldstatus $56,500 Closed 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

15. 2023-10-26
    soldstatus $56,500 Closed 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

16. 2023-09-07
    historical Contract Contingent on Buyer Sale 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

17. 2023-09-05
    status Pending
18. 2023-09-02
    price $85,000 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

19. 2023-08-22
    price $90,000

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

20. 2023-08-22
    price $90,000 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

21. 2023-08-12
    listed $110,500 Active 408-char remark

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

22. 2023-08-12
    listed $110,000 Active

    Show marketing remark (408 chars)

    Buyer did not qualify. Back on market! Their loss is your gain. Perfect get away or full time living 20 miles south of down town Payson and minutes to Roosevelt lake. Home being sold partially furnished with good offer. Home in back of park, very private location with wonderful mountain views. Must be approved by the park prior to close. Home, Refrigerator, dryer sold ''AS IS'' Wonderfully loved home!

ⓘ 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 6/10 Major FEMA zone A · 73% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,049
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,828
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$1,891
• Taxable income: $11,867
• Est. tax owed @ 24.0%: −$2,848
• After-tax cash flow: $9,258/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: Payson Unified District (4209)
• NCES district ID: 0406070
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $41,440
• Composite: 22.03/100
• National rank: #8200
• State rank: #138 of 249 in AZ

Livability — Jakes Corner

• Score: 49/100
• State rank: #341
• US rank: #25923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jakes Corner, AZ
• County: Gila County · 23,382 people
• Metro: Payson, AZ
• Population (ZIP): 23,382
• Household income: $66,383
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 523.0

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.47%
• Current HPI: 416.4005
• Rent YoY: —
• Metro: Payson, 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

-48.6% since first listed

22 events — show timeline

• 2024-03-04 Sold (MLS) $56,500 ARMLS
• 2024-02-27 Pending — ARMLS
• 2024-02-06 Contingent — ARMLS
• 2024-02-05 Pending — CAAR
• 2024-01-05 Price Changed $65,000 CAAR
• 2024-01-05 Price Changed $65,000 ARMLS
• 2023-11-27 Price Changed $72,000 CAAR
• 2023-11-27 Price Changed $72,000 ARMLS
• 2023-11-15 Relisted — CAAR
• 2023-11-13 Relisted — ARMLS
• 2023-11-06 Listed — ARMLS
• 2023-10-27 Contingent — ARMLS
• 2023-10-27 Listed $85,000 ARMLS
• 2023-10-26 Sold (MLS) $56,500 ARMLS
• 2023-10-26 Sold (MLS) $56,500 ARMLS
• 2023-09-07 Contingent — ARMLS
• 2023-09-05 Pending — CAAR
• 2023-09-02 Price Changed $85,000 ARMLS
• 2023-08-22 Price Changed $90,000 CAAR
• 2023-08-22 Price Changed $90,000 ARMLS
• 2023-08-12 Listed $110,500 ARMLS
• 2023-08-12 Listed $110,000 CAAR