1545 E El Rodeo Rd #93 · Fort Mohave, AZ 86426

$110,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 566 Days on market

Built 2005 ↓ 33% 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
• 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

Exceptional home in Arrowhead Ranch in 55+ community. Split floor plan with 3 bedrooms, 2 bathrooms. HVAC installed 2018, new roof 2019, new water heater 2022. Recently remodeled interior with LVP flooring, freshly painted interior and exterior, full-length carport on west side of home. This home also includes a sitting patio.

Key facts

• Community pool
• Built 2005
• Listed 566 days

Property features AI

Finance

• Other: Property is in a community with pool and clubhouse
• HOA & community: Land is leased; Senior community

Exterior

• Utilities: Public water; Public sewer; 220 volt electric service; Natural gas available; Underground utilities; Paved road access on a privately maintained road
• Home design: Manufactured home (double wide); Residential property; RMH zoning for residential mobile homes
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio; Patio; Community pool; Clubhouse; Pets allowed; Accessible entrance; Accessible full bath; Water-smart landscaping; Low-flow fixtures; Green appliances and insulation

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Water purifier; ENERGY STAR qualified appliances
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Open floor plan; Vaulted ceilings; Walk-in closets; Window coverings
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.3% 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.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 380 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 33% 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 $761 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 566 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $12k (10%) 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 566 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. 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: 1.59% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $284,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4894 S Santa Evinita Rd	0.43mi	3/2.0	1,353 (+4%)	3mo	$275,000	$203	71
1723 E Sugar Bush Pl	0.52mi	3/2.0	1,353 (+4%)	3mo	$345,000	$255	66
4743 S Castilla Dr	0.55mi	2/2.0 (-1)	1,336 (+3%)	1mo	$249,900	$187	64
4891 Santa Evinita Rd	0.41mi	3/2.0	1,441 (+11%)	8mo	$280,000	$194	56
4769 S Tracy Ln	0.66mi	3/2.0	1,353 (+4%)	8mo	$299,900	$222	56
1836 E Bear Creek Way	0.70mi	3/2.0	1,357 (+4%)	6mo	$285,000	$210	55
5099 S Jacaranda Pl	0.43mi	4/2.0 (+1)	1,458 (+12%)	2mo	$337,000	$231	53
1711 E Sugar Bush Pl	0.51mi	3/2.0	1,480 (+14%)	1mo	$323,500	$219	52
1325 E Gardena Rd	0.51mi	3/2.0	1,482 (+14%)	8mo	$365,000	$246	46
4763 S Tracy Ln	0.67mi	3/2.0	1,448 (+11%)	8mo	$304,000	$210	43
4755 S Fawn Ln	0.73mi	3/2.0	1,448 (+11%)	8mo	$350,000	$242	40
4690 S Lindero Dr	0.69mi	2/2.0 (-1)	1,477 (+14%)	2mo	$318,000	$215	38

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $21,839
• Equity at exit: $16,401

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $70,163
• Equity at exit: $9,511

Cash invested: $30,800 (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: 380
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $622

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $698	-5% $660	+0% $622	+5% $584	+10% $546
Rent	-10% $484	-5% $553	+0% $622	+5% $691	+10% $761
Rate	-1.0pp $678	-0.5pp $650	base $622	+0.5pp $594	+1.0pp $565

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	15d	1	0.27mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	15d	1	0.29mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	15d	1	0.43mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	15d	1	0.58mi
4658 S Reyes Adobe Dr Fort Mohave, AZ	3.0	2.0	1600	$2,400	$1.50	15d	1	0.68mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	15d	1	1.39mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	15d	1	1.39mi
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	15d	1	1.44mi
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	15d	1	1.44mi

Listing history 31 events

1. 2026-06-22
   days on market $110,000 Active 566 DOM
2. 2026-06-18
   days on market $110,000 Active 563 DOM
3. 2026-06-17
   days on market $110,000 Active 562 DOM
4. 2026-06-16
   days on market $110,000 Active 561 DOM
5. 2026-06-15
   days on market $110,000 Active 560 DOM
6. 2026-06-14
   days on market $110,000 Active 558 DOM
7. 2026-06-13
   days on market $110,000 Active 557 DOM
8. 2026-06-10
   days on market $110,000 Active 555 DOM
9. 2026-06-09
   days on market $110,000 Active 554 DOM
10. 2026-06-08
    days on market $110,000 Active 553 DOM
11. 2026-06-07
    days on market $110,000 Active 552 DOM
12. 2026-06-05
    days on market $110,000 Active 549 DOM
13. 2026-06-03
    days on market $110,000 Active 548 DOM
14. 2026-06-02
    days on market $110,000 Active 547 DOM
15. 2026-06-01
    days on market $110,000 Active 546 DOM
16. 2026-05-31
    days on market $110,000 Active 545 DOM
17. 2026-05-30
    days on market $110,000 Active 544 DOM
18. 2026-04-27
    status Active
19. 2026-04-17
    status Pending
20. 2025-12-05
    price $110,000
21. 2025-08-26
    status Active
22. 2025-03-27
    historical Active Under Contract
23. 2024-11-06
    listed $121,700 Active
24. 2024-09-21
    price $124,900
25. 2024-09-21
    price $124,900
26. 2024-08-28
    listed $134,999 Active
27. 2024-07-23
    price $134,999
28. 2024-04-02
    status Active
29. 2024-01-18
    price $139,900
30. 2023-10-13
    price $159,900
31. 2023-10-04
    listed $165,000 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: $21,000
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,200
• Taxable income: $6,079
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $6,009/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

-33.3% since first listed

14 events — show timeline

• 2026-04-27 Relisted — WARDEX
• 2026-04-17 Pending — WARDEX
• 2025-12-05 Price Changed $110,000 WARDEX
• 2025-08-26 Relisted — WARDEX
• 2025-03-27 Contingent — WARDEX
• 2024-11-06 Listed $121,700 WARDEX
• 2024-09-21 Price Changed $124,900 WARDEX
• 2024-09-21 Price Changed $124,900 LHAR
• 2024-08-28 Listed $134,999 LHAR
• 2024-07-23 Price Changed $134,999 WARDEX
• 2024-04-02 Relisted — WARDEX
• 2024-01-18 Price Changed $139,900 WARDEX
• 2023-10-13 Price Changed $159,900 WARDEX
• 2023-10-04 Listed $165,000 WARDEX