1545 E El Rodeo Rd #163 · Fort Mohave, AZ 86426

$134,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 212 Days on market

Built 2005 4,125 sqft lot Est $119k · 14% over ↓ 21% since listing

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Why this score? — see what drove the D+ 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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Live the good life in the heart of Fort Mohave! Welcome to Arrowhead Ranch, a vibrant 55+ community where comfort, convenience, and connection come together. This beautifully maintained 2-bedroom, 2-bathroom home offers an inviting open layout with vaulted ceilings, ceiling fans throughout, and a bright, airy feel. The spacious primary suite features a walk-in closet and a beautifully appointed bathroom with dual vanities, a generous shower, and plenty of storage space. Enjoy the convenience of an indoor laundry room and an attached two-car garage for easy access and extra storage. Relax and unwind in the bright Arizona room just off the back slider perfect for year-round enjoyment or ent

Key facts

• Clubhouse
• Arizona room
• Indoor heated pool

Tags

• INDOOR LAUNDRY ROOM
• ATTACHED TWO CAR GARAGE
• ARIZONA ROOM
• CLUBHOUSE
• RECREATION CENTER
• INDOOR HEATED POOL

Property features AI

Finance

• Other: Zoned RMH for residential mobile homes; Lot dimensions approximately 55 x 75
• HOA & community: Senior community; Land is leased

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Underground utilities; Septic tank
• Home design: Manufactured residential home; Double wide; Single-level (manufactured entry configuration)
• Construction: Shingle roof
• Exterior features: Block backyard fencing; Community pool; Curbs; Paved road access; Private maintained road

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Tile counters; Vaulted ceilings; Walk-in closets; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.2% 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.
• Market conditions: 376 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $118,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 E El Rodeo Rd #166	0.14mi	2/2.0	1,040 (-6%)	3mo	$105,000	$101	82
1545 E El Rodeo Rd Lot 18	0.00mi	2/2.0	1,188 (+8%)	10mo	$156,750	$132	78
1545 E El Rodeo Rd #97	0.00mi	2/2.0	1,056 (-4%)	21mo	$114,000	$108	76
1545 E El Rodeo Rd #2	0.00mi	2/2.0	1,173 (+7%)	21mo	$135,000	$115	71
1545 E El Rodeo Rd #72	0.14mi	2/2.0	1,248 (+14%)	5mo	$100,000	$80	67
1545 El Rodeo Rd #64	0.00mi	2/2.0	1,240 (+13%)	15mo	$105,000	$85	66
1545 E El Rodeo Rd #23	0.15mi	2/2.0	1,200 (+9%)	14mo	$84,000	$70	66
1545 E El Rodeo Rd #151	0.15mi	2/2.0	1,200 (+9%)	22mo	$139,900	$117	59
4884 S Baronsgate Way	0.36mi	3/2.0 (+1)	1,238 (+12%)	4mo	$249,900	$202	54
1360 E Hammer Rd	0.66mi	3/1.0 (+1)	966 (-12%)	4mo	$92,000	$95	37

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,824
• Equity at exit: $20,114

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $15,639
• Equity at exit: $11,664

Cash invested: $37,772 (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: 376
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $251

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 78%

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: $33,725
• Closing costs: $4,047
• 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	13d	1	0.27mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	13d	1	0.29mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	13d	1	0.43mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	13d	1	0.58mi
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	20d	1	0.78mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	13d	1	1.39mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	13d	1	1.39mi
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	13d	1	1.44mi
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	13d	1	1.44mi

Listing history 13 events

1. 2026-06-09
   status $134,900 Pending 212 DOM
2. 2026-06-08
   days on market $134,900 Active 212 DOM
3. 2026-06-07
   days on market $134,900 Active 211 DOM
4. 2026-06-05
   days on market $134,900 Active 208 DOM
5. 2026-06-03
   days on market $134,900 Active 207 DOM
6. 2026-06-02
   days on market $134,900 Active 206 DOM
7. 2026-06-01
   days on market $134,900 Active 205 DOM
8. 2026-05-31
   days on market $134,900 Active 204 DOM
9. 2026-05-30
   days on market $134,900 Active 203 DOM
10. 2025-11-08
    listed $134,900 Active
11. 2023-09-05
    status Active
12. 2023-08-13
    historical
13. 2023-05-12
    listed $169,900 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: $17,980
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,924
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,795/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

-20.6% since first listed

4 events — show timeline

• 2025-11-08 Listed $134,900 WARDEX
• 2023-09-05 Relisted — WARDEX
• 2023-08-13 Delisted — WARDEX
• 2023-05-12 Listed $169,900 WARDEX