66698 Colena Dr · Salome, AZ 85348

$105,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 183 Days on market

Built 1970 10,454 sqft lot Est $119k · 12% under

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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 +17.8/30.0
• ARV discount +12.7/15.0
• Appreciation +6.6/10.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

2 bedrooms 1 bath mobile home located in Salome, AZ in the Keller Retirement Community. Cute home that is livable but needs some oersonal upated lovin. Grab your agent today to take a look.

Key facts

• 0.24 acre lot
• Built 1970
• Listed 182 days

Property features AI

Finance

• Other: Zoned P-MHS (Manufactured/Mobile Home Subdivision)
• HOA & community: Located in Keller Retirement Community

Exterior

• Parking: No designated parking
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single-family residence; One-story
• Construction: Other construction materials; Other roof
• Exterior features: Patio; Fenced front and back yard with chain link fence; Level lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (13.5% below list).
• Recommended offer: $91k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 $4k of equity ($726 loan paydown + $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,854 (13.5% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $118,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66900 Capri Ln	0.42mi	2/1.0	768 (+7%)	16mo	$100,000	$130	56
40427 Dakota Pl	0.58mi	1/1.0 (-1)	800 (+11%)	17mo	$132,000	$165	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.64×
• Total profit: $18,719
• Equity at exit: $47,884

10-year hold

• IRR: 13.2%
• Equity multiple: 2.98×
• Total profit: $58,130
• Equity at exit: $74,321

Cash invested: $29,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $909 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $86

Break-even live

Break-even rent $800

Max offer price $105,000

Occupancy floor 86%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 183 DOM
2. 2026-06-18
   days on market $105,000 Active 182 DOM
3. 2026-06-17
   days on market $105,000 Active 181 DOM
4. 2026-06-16
   days on market $105,000 Active 180 DOM
5. 2026-06-15
   days on market $105,000 Active 179 DOM
6. 2026-06-14
   days on market $105,000 Active 177 DOM
7. 2026-06-13
   days on market $105,000 Active 176 DOM
8. 2026-06-10
   pricedays on market $105,000 Active 174 DOM
9. 2026-06-09
   days on market $110,000 Active 173 DOM
10. 2026-06-08
    days on market $110,000 Active 172 DOM
11. 2026-06-07
    days on market $110,000 Active 171 DOM
12. 2026-06-05
    days on market $110,000 Active 168 DOM
13. 2026-06-03
    days on market $110,000 Active 167 DOM
14. 2026-06-02
    days on market $110,000 Active 166 DOM
15. 2026-06-01
    days on market $110,000 Active 165 DOM
16. 2026-05-31
    days on market $110,000 Active 164 DOM
17. 2026-05-30
    days on market $110,000 Active 163 DOM
18. 2025-12-17
    listed $110,000 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: $447 · $37/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$246/yr (+$20/mo · 54.9%)

ⓘ 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 6 d/yr ≥109°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: $10,902
• − Mortgage interest: −$5,882
• − Property taxes: −$447
• − Insurance: −$525
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$3,055
• Taxable loss: −$750
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $1,213/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

1 event — show timeline

• 2025-12-17 Listed $110,000 LHAR

Property tax history

+0.3%/yr

Latest (2025): $447 · +5.8% YoY. Source: county tax records.