2500 W Route 66 #84 · Flagstaff, AZ 86001

$69,900

2 bd · 1.0 ba · 728 sqft · Manufactured · 41 Days on market

Built 1998 Fair condition 13 ac lot $96/sqft · 16% below area Est $83k · 16% 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 +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1998 2bd/1ba manufactured home (~850 sq ft) in Hidden Hollow MHC on historic Route 66. This solid home offers excellent sweat equity potential and can be sold fully furnished (negotiable) in a quiet, pine-surrounded, all-ages community with ~119 sites. Prime west Flagstaff location--minutes to downtown, NAU, shopping, dining, trails, skiing, and Sedona/Grand Canyon access. Priced for updates: modernize interiors/finishes and transform into your cozy mountain retreat or rental. Strong value-add opportunity. Similar park homes sell $70K-$110K based on condition. Lot rent $895/mo (confirm w/ mgmt; includes water/sewer/trash). Perfect for handy buyers, first-timers, or investors. Bring your vision to this Route 66 gem! Don't miss your chance to make this cozy home your summer retreat

Key facts

• 12.96 acre lot
• Built 1998
• Listed 40 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Cable available; Phone available; Electricity available; Natural gas available
• Home design: Single wide manufactured home; Entry facing Route 66
• Construction: Year built (owner reported)
• Exterior features: Level topography; Cable available; Phone service available; Electricity available; Natural gas available

Interior

• Kitchen: Gas range
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Eat-in kitchen; Kitchen island

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.8% vs local median 2.1% in Flagstaff — 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 61/100 on livability (#167 in AZ) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: schools C-, employment C-, crime D-.
• Flagstaff Unified District (4192) (urban): math 18% / reading 29% proficiency, ranked #158 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 280 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 42% 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 $483 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 + 0.6% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.25% ✓
• Cap rate: 28.85%
• Cash-on-cash: 80.55%
• DSCR: 4.58
• GRM: 2.6

CMA / ARV

• ARV (median comp): $83,020
• List price: $69,900
• Delta: -15.80%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 W Rte 66 #67	0.19mi	2/1.0	728 (0%)	15mo	$92,000	$126	79
2500 W Route 66 #21	0.18mi	2/1.0	791 (+9%)	1mo	$69,900	$88	76
2401 W Route 66 #104	0.44mi	2/1.0	741 (+2%)	16mo	$99,500	$134	64
2500 W Route 66 #34	0.08mi	2/1.0	644 (-12%)	21mo	$86,500	$134	59

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 78.0%
• Equity multiple: 4.42×
• Total profit: $66,908
• Equity at exit: $10,422

10-year hold

• IRR: 80.9%
• Equity multiple: 8.40×
• Total profit: $144,763
• Equity at exit: $6,044

Cash invested: $19,572 (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 86001

• Rents YoY: 0.6%
• Active inventory: 280
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,314

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 37%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 S Highland Mesa Rd Flagstaff, AZ	4.0	1.0–3.0	356	$1,204	$3.38	43d	1	1.30mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	958	$2,806	$2.93	43d	11	1.38mi
1580 S Plaza Way Flagstaff, AZ	1.0–2.0	1.0–2.0	875	$2,455	$2.81	43d	12	1.44mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$2,304	$2.63	43d	36	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $69,900 Active 41 DOM
2. 2026-06-18
   days on market $69,900 Active 40 DOM
3. 2026-06-17
   days on market $69,900 Active 39 DOM
4. 2026-06-16
   days on market $69,900 Active 38 DOM
5. 2026-06-15
   days on market $69,900 Active 37 DOM
6. 2026-06-14
   days on market $69,900 Active 35 DOM
7. 2026-06-13
   days on market $69,900 Active 34 DOM
8. 2026-06-10
   days on market $69,900 Active 32 DOM
9. 2026-06-09
   days on market $69,900 Active 31 DOM
10. 2026-06-08
    days on market $69,900 Active 30 DOM
11. 2026-06-07
    days on market $69,900 Active 29 DOM
12. 2026-06-05
    days on market $69,900 Active 26 DOM
13. 2026-06-03
    days on market $69,900 Active 25 DOM
14. 2026-06-02
    days on market $69,900 Active 24 DOM
15. 2026-06-01
    days on market $69,900 Active 23 DOM
16. 2026-05-31
    days on market $69,900 Active 22 DOM
17. 2026-05-30
    days on market $69,900 Active 21 DOM
18. 2026-05-09
    listed $69,900 Active 800-char remark

    Show marketing remark (800 chars)

    Charming 1998 2bd/1ba manufactured home (~850 sq ft) in Hidden Hollow MHC on historic Route 66. This solid home offers excellent sweat equity potential and can be sold fully furnished (negotiable) in a quiet, pine-surrounded, all-ages community with ~119 sites. Prime west Flagstaff location--minutes to downtown, NAU, shopping, dining, trails, skiing, and Sedona/Grand Canyon access. Priced for updates: modernize interiors/finishes and transform into your cozy mountain retreat or rental. Strong value-add opportunity. Similar park homes sell $70K-$110K based on condition. Lot rent $895/mo (confirm w/ mgmt; includes water/sewer/trash). Perfect for handy buyers, first-timers, or investors. Bring your vision to this Route 66 gem! Don't miss your chance to make this cozy home your summer retreat

19. 2026-05-09
    listed $69,900 Active 798-char remark

    Show marketing remark (800 chars)

    Charming 1998 2bd/1ba manufactured home (~850 sq ft) in Hidden Hollow MHC on historic Route 66. This solid home offers excellent sweat equity potential and can be sold fully furnished (negotiable) in a quiet, pine-surrounded, all-ages community with ~119 sites. Prime west Flagstaff location--minutes to downtown, NAU, shopping, dining, trails, skiing, and Sedona/Grand Canyon access. Priced for updates: modernize interiors/finishes and transform into your cozy mountain retreat or rental. Strong value-add opportunity. Similar park homes sell $70K-$110K based on condition. Lot rent $895/mo (confirm w/ mgmt; includes water/sewer/trash). Perfect for handy buyers, first-timers, or investors. Bring your vision to this Route 66 gem! Don't miss your chance to make this cozy home your summer retreat

ⓘ 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 8/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 14 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: $27,294
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$2,033
• Taxable income: $15,580
• Est. tax owed @ 24.0%: −$3,739
• After-tax cash flow: $12,026/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 · 16 photos

Fair 45/100 Moderate rehab

This 1998 manufactured home in Hidden Hollow MHC requires moderate updates to its kitchen and bathroom, as well as exterior repairs. With some cosmetic improvements, it presents a strong value-add opportunity for investors looking to modernize and increase its appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Minor exterior siding — slight wear

Value-add opportunities

• Both modernize kitchen cabinets and fixtures — enhances both resale and rental appeal
• Both paint interior walls — enhances both resale and rental appeal
• Both repair and replace exterior siding — enhances both resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both modernize kitchen cabinets and fixtures — enhances both resale and rental appeal ↑
• Both paint interior walls — enhances both resale and rental appeal ↑
• Both repair and replace exterior siding — enhances both resale and rental appeal ↑

ⓘ 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: Flagstaff Unified District (4192)
• NCES district ID: 0402860
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $53,510
• Composite: 21.11/100
• National rank: #8437
• State rank: #158 of 249 in AZ

Livability — Flagstaff

• Score: 61/100
• State rank: #167
• US rank: #18308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coconino County · 91,667 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 3117.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 62% Hispanic / Latino 15% Native American 12% Two or more races 9% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -488.37%
• Current HPI: 393.2551
• Rent YoY: ▲ 0.55%
• Metro: Flagstaff, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $69,900 NAZMLS
• 2026-05-09 Listed $69,900 ARMLS