5250 N Us Highway 89 #157 · Flagstaff, AZ 86004

$79,000

3 bd · 1.3 ba · 964 sqft · Manufactured · 391 Days on market

Built 1986 Good condition $82/sqft · 70% below area ↓ 25% since listing

---

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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

Key facts

• Wood stove
• Full bathroom
• New led lighting

Tags

• FULL BATHROOM
• JACK-AND-JILL BATH
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW LED LIGHTING
• WOOD STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.3-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 2.1% in Flagstaff — 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 61/100 on livability (#167 in AZ) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: schools C-, employment C-, crime D-.
• Flagstaff Unified District (4192) (urban): math 18% / reading 29% proficiency, ranked #158 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.6%/yr); 308 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 37% of the median local income ($81k/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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coconino County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 391 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. 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?
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: 3.15% ✓
• Cap rate: 27.85%
• Cash-on-cash: 77.00%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $262,000
• List price: $79,000
• Delta: -69.85%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 N Dakota #17 St #17	0.22mi	3/2.0	960 (-0%)	2mo	$106,500	$111	85
4834 E Merriam Dr	0.06mi	3/2.0	972 (+1%)	17mo	$373,000	$384	79
4822 E Merriam Dr	0.05mi	3/2.0	1,094 (+14%)	4mo	$420,000	$384	69
4837 E Kinsey Dr	0.08mi	3/2.0	1,094 (+14%)	2mo	$403,000	$368	69
4975 E Dean Ave	0.26mi	3/2.0	1,040 (+8%)	11mo	$120,000	$115	63
4940 E Dean Ave	0.25mi	2/1.0 (-1)	912 (-5%)	13mo	$135,000	$148	62
4821 E Lowell Dr	0.10mi	3/2.0	1,094 (+14%)	15mo	$390,000	$356	58
4779 E Lowell Dr	0.09mi	3/2.0	1,094 (+14%)	20mo	$365,000	$334	54
6061 N Snowflake Dr	0.59mi	3/2.0	1,061 (+10%)	4mo	$262,000	$247	50
4354 E Crystal Dr	0.56mi	3/2.0	1,080 (+12%)	5mo	$250,000	$231	47

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 4.35×
• Total profit: $74,160
• Equity at exit: $11,779

10-year hold

• IRR: 78.7%
• Equity multiple: 8.56×
• Total profit: $167,256
• Equity at exit: $6,830

Cash invested: $22,120 (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 86004

• Rents YoY: 1.6%
• Active inventory: 308
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,419

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,474	-5% $1,447	+0% $1,419	+5% $1,392	+10% $1,365
Rent	-10% $1,223	-5% $1,321	+0% $1,419	+5% $1,518	+10% $1,616
Rate	-1.0pp $1,459	-0.5pp $1,440	base $1,419	+0.5pp $1,399	+1.0pp $1,378

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 N Mall Way Flagstaff, AZ	1.0–2.0	1.0–2.0	880	$2,299	$2.61	44d	7	0.18mi
5404 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,240	$2.94	44d	1	0.91mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$2,160	$2.95	44d	1	1.01mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,520	$3.30	44d	1	1.05mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$2,162	$3.03	44d	16	1.19mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$2,995	$3.00	44d	12	1.21mi
4255 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	967	$2,821	$2.92	44d	24	1.49mi

Listing history 27 events

1. 2026-06-19
   days on market $79,000 Active 391 DOM
2. 2026-06-18
   days on market $79,000 Active 390 DOM
3. 2026-06-17
   days on market $79,000 Active 389 DOM
4. 2026-06-16
   days on market $79,000 Active 388 DOM
5. 2026-06-15
   days on market $79,000 Active 387 DOM
6. 2026-06-14
   days on market $79,000 Active 385 DOM
7. 2026-06-13
   days on market $79,000 Active 384 DOM
8. 2026-06-10
   days on market $79,000 Active 382 DOM
9. 2026-06-09
   days on market $79,000 Active 381 DOM
10. 2026-06-08
    days on market $79,000 Active 380 DOM
11. 2026-06-07
    days on market $79,000 Active 379 DOM
12. 2026-06-05
    days on market $79,000 Active 376 DOM
13. 2026-06-03
    days on market $79,000 Active 375 DOM
14. 2026-06-02
    days on market $79,000 Active 374 DOM
15. 2026-06-01
    days on market $79,000 Active 373 DOM
16. 2026-05-31
    days on market $79,000 Active 372 DOM
17. 2026-05-30
    days on market $79,000 Active 371 DOM
18. 2025-10-15
    price $79,000 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

19. 2025-09-13
    price $85,000 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

20. 2025-08-21
    price $90,000 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

21. 2025-08-09
    price $93,000 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

22. 2025-08-05
    status Active 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

23. 2025-07-20
    price $96,000 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

24. 2025-07-04
    status Active 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

25. 2025-06-17
    price $99,900 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

26. 2025-06-12
    status Active 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

27. 2025-05-07
    listed $105,000 Active 526-char remark

    Show marketing remark (526 chars)

    This beautifully kept 3-bedroom home features a full bathroom plus a convenient Jack-&-Jill bath. You will find fresh interior and exterior paint, new LED lighting throughout, and a cozy, fully functional wood stove perfect for chilly mountain evenings. The home was releveled in 2023 for long-term stability and comes equipped with a brand-new water heater and furnace for year-round comfort. Make an appointment to come see it today! Buyer must be approved by Colony MHP prior to submitting an offer. Lot rent is 895/mo

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 15 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: $29,854
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$2,298
• Taxable income: $16,774
• Est. tax owed @ 24.0%: −$4,026
• After-tax cash flow: $13,007/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

Good 75/100 Cosmetic rehab

This well-maintained mobile home features fresh paint, new HVAC, and a cozy wood stove, making it move-in ready with good curb appeal.

Value-add opportunities

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics.
• Both Window screen replacement — New screens improve comfort and energy efficiency.
• Both Landscaping enhancement — Aesthetic improvements can boost both resale and rental value.
• Both HVAC maintenance — Regular maintenance ensures year-round comfort and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Window screen replacement — New screens improve comfort and energy efficiency. ↑
• Both Landscaping enhancement — Aesthetic improvements can boost both resale and rental value. ↑
• Both HVAC maintenance — Regular maintenance ensures year-round comfort and energy efficiency. ↑

ⓘ 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: Flagstaff Unified District (4192)
• NCES district ID: 0402860
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $53,510
• Composite: 21.11/100
• National rank: #8437
• State rank: #158 of 249 in AZ

Livability — Flagstaff

• Score: 61/100
• State rank: #167
• US rank: #18308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flagstaff, AZ
• County: Coconino County · 91,667 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 36,394
• Household income: $81,172
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1475.0

Population outlook (Coconino County) Hauer SSP2

• Today (2025): 150,645 people
• By 2030: 156,857 · +4.1%
• By 2040: 168,714 · +12.0%
• By 2050: 181,082 · +20.2%
• By 2075: 218,399 · +45.0%
• By 2100: 238,853 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 13% Native American 12% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Coconino

• 2024 margin: D (+19.9) · D 59.2% · R 39.4% · Other 1.4%
• 2008→2024 swing: +2.9pp toward D · 2008: 17.0pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.1 2016: D+19.4 2012: D+14.9 2008: D+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -454.67%
• Current HPI: 411.8577
• Rent YoY: ▲ 1.59%
• Metro: Flagstaff, 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

-24.8% since first listed

10 events — show timeline

• 2025-10-15 Price Changed $79,000 NAZMLS
• 2025-09-13 Price Changed $85,000 NAZMLS
• 2025-08-21 Price Changed $90,000 NAZMLS
• 2025-08-09 Price Changed $93,000 NAZMLS
• 2025-08-05 Relisted — NAZMLS
• 2025-07-20 Price Changed $96,000 NAZMLS
• 2025-07-04 Relisted — NAZMLS
• 2025-06-17 Price Changed $99,900 NAZMLS
• 2025-06-12 Relisted — NAZMLS
• 2025-05-07 Listed $105,000 NAZMLS