1435 Reimer Dr · Lake Havasu City, AZ 86404

$124,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 54 Days on market

Built 1988 Fair condition $118/sqft · 10% below area Est $140k · 10% 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 +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy lake views from this 1,056 sq ft, 2 bed, 2 bath manufactured home in the desirable 55+ community of Sunset Homes Mobile Home Park. This property offers a truly unique location--situated on a private street with only three homes and its own entrance directly off London Bridge Road. Located on a wash, it provides added privacy and a peaceful setting. The home features an enclosed Arizona room on one side and a full-length, boat-deep carport on the other, along with a convenient storage shed--perfect for all your lake and outdoor gear. Ideal for fishing and kayaking enthusiasts, you'll love being just down the street from Mesquite Bay. Residents enjoy access to a large clubhouse with a heated pool, spa, and a calendar of monthly activities. Space rent is $650/month, with water, sewer, and trash bringing the total to $735.24/month. Don't miss this rare opportunity for private, affordable lake-area living!

Key facts

• Boat-deep carport
• Lake views
• Private street

Tags

• LAKE VIEWS
• UNIQUE LOCATION
• PRIVATE STREET
• ENCLOSED ARIZONA ROOM
• BOAT-DEEP CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.0% in Lake Havasu City — 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 63/100 on livability (#124 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: health & safety C-, amenities F, commute F.
• Lake Havasu Unified District (4368) (urban): math 39% / reading 41% proficiency, ranked #66 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 414 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $139,540
• List price: $124,900
• Delta: -10.49%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1485 Wagner Dr	0.22mi	2/2.0	1,095 (+4%)	4mo	$88,000	$80	80
1455 King Dr	0.05mi	2/2.0	1,152 (+9%)	3mo	$120,000	$104	80
1435 Sunshine Dr	0.09mi	2/2.0	1,056 (0%)	23mo	$170,000	$161	77
1455 Palo Verde Blvd N	0.19mi	2/2.0	1,152 (+9%)	17mo	$132,000	$115	62

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.30×
• Total profit: $10,597
• Equity at exit: $18,623

10-year hold

• IRR: 15.1%
• Equity multiple: 2.09×
• Total profit: $38,207
• Equity at exit: $10,799

Cash invested: $34,972 (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 86404

• Home prices YoY: -32.0%
• Rents YoY: 0.7%
• Active inventory: 414
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $548

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 64%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1226 N Lake Havasu Ave Lake Havasu City, AZ	2.0	1.0	1300	$1,500	$1.15	13d	1	0.82mi
2010 Bombay Dr Lake Havasu City, AZ	3.0	2.0	1406	$2,500	$1.78	44d	1	0.88mi
1370 N Lake Havasu Ave Unit 102 Lake Havasu City, AZ	2.0	1.0	900	$1,650	$1.83	13d	1	0.89mi
1435 Beefeater Dr Lake Havasu City, AZ	3.0	2.0	1450	$2,300	$1.59	21d	1	0.95mi
2086 Sandwood Dr Lake Havasu City, AZ	2.0	2.0	1123	$1,700	$1.51	44d	1	1.30mi
2095 Runabout Dr Lake Havasu City, AZ	2.0	1.0	720	$1,450	$2.01	13d	1	1.30mi
2265 Malahini Dr Lake Havasu City, AZ	3.0	2.0	1437	$2,300	$1.60	44d	1	1.31mi
2200 Sandwood Dr Unit A101 Lake Havasu City, AZ	2.0	2.0	819	$1,500	$1.83	44d	1	1.41mi
2212 N Kiowa Blvd #226 Lake Havasu City, AZ	1.0	1.0	774	$1,300	$1.68	44d	1	1.41mi
2035 San Juan Dr Apt 203 Lake Havasu City, AZ	2.0	1.0	1200	$1,200	$1.00	44d	1	1.43mi
2231 Sandwood Dr Unit S2231-102 Lake Havasu City, AZ	1.0	1.0	1128	$1,150	$1.02	44d	1	1.45mi
2345 Palo Verde Blvd N Lake Havasu City, AZ	3.0	2.0	1040	$2,500	$2.40	44d	1	1.47mi
2212 Kiowa Blvd N #115 Lake Havasu City, AZ	1.0	1.0	774	$1,500	$1.94	21d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 54 DOM
2. 2026-06-17
   days on market $124,900 Active 53 DOM
3. 2026-06-16
   days on market $124,900 Active 52 DOM
4. 2026-06-15
   days on market $124,900 Active 51 DOM
5. 2026-06-14
   days on market $124,900 Active 49 DOM
6. 2026-06-13
   days on market $124,900 Active 48 DOM
7. 2026-06-10
   days on market $124,900 Active 46 DOM
8. 2026-06-09
   days on market $124,900 Active 45 DOM
9. 2026-06-08
   days on market $124,900 Active 44 DOM
10. 2026-06-07
    days on market $124,900 Active 43 DOM
11. 2026-06-03
    days on market $124,900 Active 39 DOM
12. 2026-06-02
    days on market $124,900 Active 38 DOM
13. 2026-06-01
    days on market $124,900 Active 37 DOM
14. 2026-05-31
    days on market $124,900 Active 36 DOM
15. 2026-05-30
    days on market $124,900 Active 35 DOM
16. 2026-04-29
    status Active 920-char remark

    Show marketing remark (920 chars)

    Enjoy lake views from this 1,056 sq ft, 2 bed, 2 bath manufactured home in the desirable 55+ community of Sunset Homes Mobile Home Park. This property offers a truly unique location--situated on a private street with only three homes and its own entrance directly off London Bridge Road. Located on a wash, it provides added privacy and a peaceful setting. The home features an enclosed Arizona room on one side and a full-length, boat-deep carport on the other, along with a convenient storage shed--perfect for all your lake and outdoor gear. Ideal for fishing and kayaking enthusiasts, you'll love being just down the street from Mesquite Bay. Residents enjoy access to a large clubhouse with a heated pool, spa, and a calendar of monthly activities. Space rent is $650/month, with water, sewer, and trash bringing the total to $735.24/month. Don't miss this rare opportunity for private, affordable lake-area living!

17. 2026-04-25
    status Pending 920-char remark

    Show marketing remark (920 chars)

    Enjoy lake views from this 1,056 sq ft, 2 bed, 2 bath manufactured home in the desirable 55+ community of Sunset Homes Mobile Home Park. This property offers a truly unique location--situated on a private street with only three homes and its own entrance directly off London Bridge Road. Located on a wash, it provides added privacy and a peaceful setting. The home features an enclosed Arizona room on one side and a full-length, boat-deep carport on the other, along with a convenient storage shed--perfect for all your lake and outdoor gear. Ideal for fishing and kayaking enthusiasts, you'll love being just down the street from Mesquite Bay. Residents enjoy access to a large clubhouse with a heated pool, spa, and a calendar of monthly activities. Space rent is $650/month, with water, sewer, and trash bringing the total to $735.24/month. Don't miss this rare opportunity for private, affordable lake-area living!

18. 2026-04-22
    listed $129,900 Active 920-char remark

    Show marketing remark (920 chars)

    Enjoy lake views from this 1,056 sq ft, 2 bed, 2 bath manufactured home in the desirable 55+ community of Sunset Homes Mobile Home Park. This property offers a truly unique location--situated on a private street with only three homes and its own entrance directly off London Bridge Road. Located on a wash, it provides added privacy and a peaceful setting. The home features an enclosed Arizona room on one side and a full-length, boat-deep carport on the other, along with a convenient storage shed--perfect for all your lake and outdoor gear. Ideal for fishing and kayaking enthusiasts, you'll love being just down the street from Mesquite Bay. Residents enjoy access to a large clubhouse with a heated pool, spa, and a calendar of monthly activities. Space rent is $650/month, with water, sewer, and trash bringing the total to $735.24/month. Don't miss this rare opportunity for private, affordable lake-area living!

ⓘ 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: $21,439
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,633
• Taxable income: $4,881
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $5,408/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Exterior siding and paint are in poor condition, and the interior carpet shows significant wear. Painting and repairing the exterior, along with replacing the carpet, would significantly enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Major interior paint — Visible discoloration and wear
• Minor kitchen cabinetry — Some wear

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Resale repair exterior siding — Improves home's overall appearance
• Rental replace carpet — Fresh carpet attracts renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
interior paint · Visible discoloration and wear	Major	$15,000–50,000
kitchen cabinetry · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Resale repair exterior siding — Improves home's overall appearance ↑
• Rental replace carpet — Fresh carpet attracts renters ↑

ⓘ 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: Lake Havasu Unified District (4368)
• NCES district ID: 0404280
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $43,993
• Composite: 33.92/100
• National rank: #5339
• State rank: #66 of 249 in AZ

Livability — Lake Havasu City

• Score: 63/100
• State rank: #124
• US rank: #15839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Havasu City, AZ
• County: Mohave County · 181,906 people
• City population: 62,596
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 19,234
• Household income: $72,910
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 343.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -189.23%
• Current HPI: 402.8832
• Rent YoY: ▲ 0.66%
• 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

3 events — show timeline

• 2026-04-29 Relisted — LHAR
• 2026-04-25 Pending — LHAR
• 2026-04-22 Listed $129,900 LHAR