1304 N Beeline Hwy #13 · Payson, AZ 85541

$65,900

2 bd · 1.0 ba · 1,056 sqft · Manufactured · 9 Days on market

Built 1981 Fair condition

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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 +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom, 1-Bath single-Wide Mobile Home in the desirable Oak Trailer Park with a bonus room, in beautiful Payson, AZ This home offers a spacious layout with plenty functional living space. Situated on a low-maintenance gravel lot, the property includes three storage sheds, providing ample room for tools, outdoor equipment, hobbies, or additional storage needs. The outdoor space is easy to care for and offers flexibility for landscaping. Conveniently located near shopping, dining, medical facilities, and the outdoor recreation opportunities that make Payson such a popular destination, this home is ideal for year-round living, a retirement retreat, or a seasonal getaway. Don't miss this affordable opportunity to own a home in the heart of Arizona's Rim Country!

Key facts

• Three storage sheds
• 2 parking spots
• Built 1981

Tags

• LOW MAINTENANCE GRAVEL LOT
• THREE STORAGE SHEDS

Property features AI

Finance

• Other: Lot size source: Assessor; Building area source: Owner; Directions: Highway N 87 to Oak Trailer Park
• HOA & community: Association fee covers other items (see remarks)

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Aluminum siding; Metal roof
• Exterior features: Gravel/stone in back; Chain link fencing

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Pantry
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Window/wall AC unit
• Interior features: Breakfast bar; Vaulted ceilings; Pantry; Fireplace
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $66k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Cap rate 23.1% vs local median 3.3% in Payson — 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 69/100 on livability (#44 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A, crime B, cost of living B; Watch: amenities D-, commute F, health & safety 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.
• Zoned schools: Payson Elementary School (432 students, 60% FRL); Rim Country Middle School (math 21% / reading 31%, grade F, #100 of 218 statewide, top 47%, 493 students, 53% FRL); Payson High School (math 22% / reading 32%, grade F, #141 of 381 statewide, top 38%, 790 students, 40% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $456 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $65,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.65% ✓
• Cap rate: 23.08%
• Cash-on-cash: 59.95%
• DSCR: 3.67
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $289,344
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 N Bell Cir	0.40mi	2/1.0	1,160 (+10%)	8mo	$170,000	$147	58
403 E Rancho Rd Unit C	0.43mi	3/2.0 (+1)	1,040 (-2%)	16mo	$285,000	$274	55
406 Jura Circle Cir	0.70mi	2/2.0	1,152 (+9%)	14mo	$371,700	$323	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: 58.7%
• Equity multiple: 3.60×
• Total profit: $48,057
• Equity at exit: $9,826

10-year hold

• IRR: 63.5%
• Equity multiple: 7.37×
• Total profit: $117,551
• Equity at exit: $5,698

Cash invested: $18,452 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $922

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 42%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 N Beeline Hwy Payson, AZ	2.0–3.0	2.0	1350	$1,500	$1.11	43d	2	0.39mi
333 N McLane Rd Payson, AZ	1.0–2.0	1.0–2.0	1205	$2,080	$1.73	13d	2	1.01mi
512 W Longhorn Rd Unit 4 Payson, AZ	2.0	1.0	1000	$1,450	$1.45	43d	1	1.33mi

Listing history 8 events

1. 2026-06-19
   days on market $65,900 Active 9 DOM
2. 2026-06-18
   days on market $65,900 Active 8 DOM
3. 2026-06-17
   days on market $65,900 Active 7 DOM
4. 2026-06-16
   days on market $65,900 Active 6 DOM
5. 2026-06-15
   days on market $65,900 Active 5 DOM
6. 2026-06-14
   days on market $65,900 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $65,900 Active 2 DOM

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $20,920
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$1,917
• Taxable income: $10,646
• Est. tax owed @ 24.0%: −$2,555
• After-tax cash flow: $8,506/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 · 13 photos

Fair 45/100 Moderate rehab

This single-wide mobile home requires moderate repairs and maintenance, with fresh paint and new flooring being the highest-ROI updates to increase its resale and rental value.

Repairs flagged

• Minor Paint — Some wear on interior walls
• Minor Flooring — Slight wear on wood flooring

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace flooring — New flooring improves the home's overall appearance and value
• Both Landscaping — Landscaping enhances curb appeal and adds value for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls	Minor	$500–3,000
Flooring · Slight wear on wood flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace flooring — New flooring improves the home's overall appearance and value ↑
• Both Landscaping — Landscaping enhances curb appeal and adds value for both resale and rental ↑

ⓘ 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: 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 — Payson

• Score: 69/100
• State rank: #44
• US rank: #8740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Payson, AZ
• County: Gila County · 23,382 people
• City population: 23,382
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $65,900 CAAR
• 2026-06-09 Listed $65,900 ARMLS