1720 La Entrada Dr · Fort Mohave, AZ 86426

$174,000

3 bd · 2.0 ba · 949 sqft · Land public records · 249 Days on market

Built 1987 6,098 sqft lot $6/mo HOA

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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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• 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 MLS

Handyman special. 3 bedrooms, 2 bath, split floor plan, fully fenced lot with RV parking.

Key facts

• Fully remodeled
• Community center
• Low-e windows

Tags

• FULLY REMODELED
• LOW-E WINDOWS
• FULLY FENCED YARD
• COMMUNITY CENTER
• POOL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $75

Exterior

• Utilities: Public water; Septic tank sewer; Natural gas available
• Home design: Manufactured home (single wide); Residential property; Entry includes counters, casual dining, great room, kitchen
• Construction: Rolled/Hot Mop roof
• Exterior features: Covered patio; Patio; Chain link fencing in front and back yards; Accessible entrance; Community pool; Water-smart landscaping; Low-flow fixtures

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Solid surface counters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Low emissivity windows; Unfurnished
• Laundry & utility: Washer; Dryer; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $174k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (14.5% below list).
• Recommended offer: $149k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 249 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $174k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,806 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-37,979
• Equity at exit: $25,944

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-45,388
• Equity at exit: $15,044

Cash invested: $48,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$6
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-155

Break-even live

Break-even rent $1,685

Max offer price $151,542

Occupancy floor —

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	21d	1	0.41mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	13d	1	0.90mi
1765 Central Ave Bullhead City, AZ	2.0	2.0	968	$1,100	$1.14	21d	1	1.32mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	13d	1	1.37mi
1697 Richardo Ave Bullhead City, AZ	3.0	2.0	1051	$1,500	$1.43	13d	1	1.45mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 21 events

1. 2026-06-18
   days on market $174,000 Active 249 DOM
2. 2026-06-17
   days on market $174,000 Active 248 DOM
3. 2026-06-16
   days on market $174,000 Active 247 DOM
4. 2026-06-15
   days on market $174,000 Active 246 DOM
5. 2026-06-14
   days on market $174,000 Active 244 DOM
6. 2026-06-13
   days on market $174,000 Active 243 DOM
7. 2026-06-10
   days on market $174,000 Active 241 DOM
8. 2026-06-09
   days on market $174,000 Active 240 DOM
9. 2026-06-08
   days on market $174,000 Active 239 DOM
10. 2026-06-07
    days on market $174,000 Active 238 DOM
11. 2026-06-05
    days on market $174,000 Active 235 DOM
12. 2026-06-03
    days on market $174,000 Active 234 DOM
13. 2026-06-02
    days on market $174,000 Active 233 DOM
14. 2026-06-01
    days on market $174,000 Active 232 DOM
15. 2026-05-31
    days on market $174,000 Active 231 DOM
16. 2026-05-30
    days on market $174,000 Active 230 DOM
17. 2026-05-19
    price $174,000
18. 2025-10-13
    listed $189,000 Active
19. 2025-06-10
    soldstatus $70,000 89-char remark

    Show marketing remark (89 chars)

    Handyman special. 3 bedrooms, 2 bath, split floor plan, fully fenced lot with RV parking.

20. 2025-06-10
    listed $70,000 89-char remark

    Show marketing remark (89 chars)

    Handyman special. 3 bedrooms, 2 bath, split floor plan, fully fenced lot with RV parking.

21. 2025-06-06
    soldstatus $70,000

ⓘ 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥115°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: $17,857
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$2,338
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − HOA: −$72
• − Depreciation: −$5,062
• Taxable loss: −$4,828
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $-704/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

+148.6% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $174,000 WARDEX
• 2025-10-13 Listed $189,000 WARDEX
• 2025-06-10 Listed $70,000 WARDEX
• 2025-06-10 Sold (MLS) $70,000 WARDEX
• 2025-06-06 Sold (Public Records) $70,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $345 · +8.5% YoY. Source: county tax records.