3003 Hualapai Mtn Rd #51 · Kingman, AZ 86401

$40,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 111 Days on market

Built 1968 Fair condition $50/sqft · 30% below area Est $58k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Mesa Verde Mobile Home Park, a 55+ community in Kingman. This corner-lot 2-bedroom, 2-bath manufactured home is move-in ready and features a covered side carport and a spacious covered porch that provides ample shade during the sunny Arizona summers. The interior offers a cozy style kitchen with plenty of cabinet/counter space, casual dining space and a comfortable living room suitable for everyday living and entertaining. The home is wheelchair accessible, and the guest bathroom includes a walk-in shower for added convenience. Owner will carry with 1/2 down. Located approximately 45 minutes from the Bullhead City/Laughlin area, residents can enjoy boating, fishing, and other water activities along the Colorado River. Monthly space rent is $510, and park approval is required through the application process.

Key facts

• Colorado river
• Covered side carport
• Walk-in shower

Tags

• CORNER LOT
• COVERED SIDE CARPORT
• SPACIOUS COVERED PORCH
• WALK-IN SHOWER
• COLORADO RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.6% vs local median 3.6% in Kingman — 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 79/100 on livability (#5 in AZ, #2,014 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, schools D+.
• 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: Rents soft (-0.3%/yr); 960 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.12% ✓
• Cap rate: 27.60%
• Cash-on-cash: 76.09%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (median comp): $57,500
• List price: $40,000
• Delta: -30.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3003 Hualapai Mountain Rd #16	0.00mi	2/2.0	720 (-10%)	3mo	$62,000	$86	81
3003 #11 E Hualapai Mtn Rd	0.00mi	2/1.0	720 (-10%)	5mo	$53,000	$74	75

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 72.6%
• Equity multiple: 4.13×
• Total profit: $35,111
• Equity at exit: $5,964

10-year hold

• IRR: 75.6%
• Equity multiple: 7.67×
• Total profit: $74,752
• Equity at exit: $3,458

Cash invested: $11,200 (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 86401

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 960
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $710

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 38%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 Hualapai Mountain Rd Kingman, AZ	2.0–3.0	1.0–2.0	873	$1,110	$1.27	13d	17	0.23mi
1212 E Andy Devine Ave Kingman, AZ	1.0–2.0	1.0–2.0	533	$1,334	$2.50	13d	11	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $40,000 Active 111 DOM
2. 2026-06-17
   days on market $40,000 Active 110 DOM
3. 2026-06-16
   days on market $40,000 Active 109 DOM
4. 2026-06-15
   days on market $40,000 Active 108 DOM
5. 2026-06-14
   days on market $40,000 Active 106 DOM
6. 2026-06-13
   days on market $40,000 Active 105 DOM
7. 2026-06-10
   days on market $40,000 Active 103 DOM
8. 2026-06-09
   days on market $40,000 Active 102 DOM
9. 2026-06-08
   days on market $40,000 Active 101 DOM
10. 2026-06-07
    days on market $40,000 Active 100 DOM
11. 2026-06-05
    days on market $40,000 Active 97 DOM
12. 2026-06-03
    days on market $40,000 Active 96 DOM
13. 2026-06-02
    days on market $40,000 Active 95 DOM
14. 2026-06-01
    days on market $40,000 Active 94 DOM
15. 2026-05-31
    days on market $40,000 Active 93 DOM
16. 2026-05-30
    days on market $40,000 Active 92 DOM
17. 2026-02-27
    listed $40,000 Active 829-char remark

    Show marketing remark (829 chars)

    Welcome to Mesa Verde Mobile Home Park, a 55+ community in Kingman. This corner-lot 2-bedroom, 2-bath manufactured home is move-in ready and features a covered side carport and a spacious covered porch that provides ample shade during the sunny Arizona summers. The interior offers a cozy style kitchen with plenty of cabinet/counter space, casual dining space and a comfortable living room suitable for everyday living and entertaining. The home is wheelchair accessible, and the guest bathroom includes a walk-in shower for added convenience. Owner will carry with 1/2 down. Located approximately 45 minutes from the Bullhead City/Laughlin area, residents can enjoy boating, fishing, and other water activities along the Colorado River. Monthly space rent is $510, and park approval is required through the application process.

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 3 d/yr ≥97°F today · 6 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: $14,987
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$1,164
• Taxable income: $8,385
• Est. tax owed @ 24.0%: −$2,012
• After-tax cash flow: $6,510/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 · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to its exterior and roof, along with some interior maintenance. Paint and carpet replacement would significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant damage
• Major roof — Signs of wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace carpet — Improves comfort and value
• Both repair wallpaper — Restores interior aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage	Major	$15,000–50,000
roof · Signs of wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves comfort and value ↑
• Both repair wallpaper — Restores interior aesthetics and value ↑

ⓘ 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 — Kingman

• Score: 79/100
• State rank: #5
• US rank: #2014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingman, AZ
• County: Mohave County · 181,906 people
• City population: 60,489
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 30,124
• Household income: $66,129
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 985.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 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: ▼ -128.30%
• Current HPI: 251.8208
• Rent YoY: ▼ -0.28%
• 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

1 event — show timeline

• 2026-02-27 Listed $40,000 WARDEX