39880 Washington Dr · Salome, AZ 85348

$69,900

1 bd · 1.0 ba · 160 sqft · Manufactured public records · 110 Days on market

Built 1981 10,019 sqft lot

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Very desirable 0.24 acer lot located on the corner of 64th Street and Washington Dr. in the city of Salome, all streets leading to the property are paved. This single wide 1 bedroom, 1-bathroom mobile home is in nice condition on the inside but will need some updating and maintenance. The patio deck has been replaced 2025. This lot is large enough to add an RV barn and whatever else you might need or want. The property is being sold in as is condition, repairs could be performed based on offer received. The property is attractively priced and has a lot of potential. Call Clark Vetter for your private showing.

Key facts

• 0.24 acre lot
• Patio deck replaced
• Paved streets

Tags

• 0.24 ACRE LOT
• PAVED STREETS
• PATIO DECK REPLACED
• LARGE ENOUGH FOR RV BARN

Property features AI

Finance

• HOA & community: Located in Keller Retirement Community

Exterior

• Parking: Has carport; Oversized parking
• Utilities: Public water; Septic tank; Electricity available; Natural gas available; Underground utilities
• Home design: Manufactured home (single wide); 1 story; Faces east
• Construction: Frame construction; Metal roof; Built by Sandpoint
• Exterior features: Patio; Deck; Shed(s); Level, corner lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Natural gas heating; No supplemental heating listed; Evaporative cooling; Wall or window cooling units
• Interior features: Laminate counters; Breakfast bar; Window coverings; Gas water heater
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($777 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.3% in Salome — 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 66/100 on livability (#76 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Bicentennial Union High School District (4515) (rural): math 0% / reading 11% proficiency, ranked #448 of 501 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 136 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.1% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.11% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.03×
• Total profit: $20,094
• Equity at exit: $31,877

10-year hold

• IRR: 19.2%
• Equity multiple: 3.82×
• Total profit: $55,207
• Equity at exit: $49,477

Cash invested: $19,572 (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 85348

• Home prices YoY: 2.0%
• Active inventory: 136
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $777 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $177

Break-even live

Break-even rent $553

Max offer price $69,900

Occupancy floor 72%

Sensitivity live

Price	-10% $217	-5% $197	+0% $177	+5% $157	+10% $137
Rent	-10% $116	-5% $146	+0% $177	+5% $208	+10% $238
Rate	-1.0pp $212	-0.5pp $195	base $177	+0.5pp $159	+1.0pp $140

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $69,900 Active 110 DOM
2. 2026-06-14
   days on market $69,900 Active 108 DOM
3. 2026-06-13
   days on market $69,900 Active 107 DOM
4. 2026-06-10
   days on market $69,900 Active 105 DOM
5. 2026-06-09
   days on market $69,900 Active 104 DOM
6. 2026-06-08
   days on market $69,900 Active 103 DOM
7. 2026-06-07
   days on market $69,900 Active 102 DOM
8. 2026-06-05
   days on market $69,900 Active 99 DOM
9. 2026-06-03
   days on market $69,900 Active 98 DOM
10. 2026-06-02
    days on market $69,900 Active 97 DOM
11. 2026-06-01
    days on market $69,900 Active 96 DOM
12. 2026-05-31
    days on market $69,900 Active 95 DOM
13. 2026-05-30
    days on market $69,900 Active 94 DOM
14. 2026-02-25
    listed $69,900 Active
15. 2024-03-14
    price $69,300
16. 2024-03-12
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $491 · $41/mo
• Projected year-2 tax: $491 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 12 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: $9,320
• − Mortgage interest: −$3,915
• − Property taxes: −$491
• − Insurance: −$350
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$2,033
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $1,874/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: Bicentennial Union High School District (4515)
• NCES district ID: 0401160
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 11% ▬ 0.00%
• Median HH income: $34,540
• Composite: 8.23/100
• National rank: #14749
• State rank: #448 of 501 in AZ

Livability — Salome

• Score: 66/100
• State rank: #76
• US rank: #11989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salome, AZ
• Population (ZIP): 2,201

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 3% Slovak 3% German 3%
• Foreign-born: 10% · Canada
• Languages at home: 90% English-only · Other Indo-European 5% Spanish 4%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 161.321
• Rent YoY: —
• Metro: —
• 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

+16.5% since first listed

3 events — show timeline

• 2026-02-25 Listed $69,900 LHAR
• 2024-03-14 Price Changed $69,300 LHAR
• 2024-03-12 Listed $60,000 LHAR

Property tax history

+0.4%/yr

Latest (2025): $491 · +5.7% YoY. Source: county tax records.