50078 Ehrenberg Rd #27 · Ehrenberg, AZ 85334

$65,000

1 bd · 1.0 ba · 700 sqft · Manufactured · 38 Days on market

Built 1962 Good condition Est $77k · 16% 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 +25.8/30.0
• ARV discount +14.5/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Old school river vibes never go out of style here at space 27 in River Lagoon Resort. This vintage home is thoughtfully upgraded and is the perfect move-in ready getaway with a mix of charm and laid-back river living. Inside, you'll find updated electrical, plumbing, flooring, and cabinetry, plus two pop-outs creating additional living space. A spacious living room provides the perfect place for relaxing after a day on the water. The kitchen features peninsula bar seating, updated finishes and great entertaining flow. Outside is where the river lifestyle really shines featuring a fully enclosed yard with a bar, tons of parking, a storage shed and an enclosed garage. Located in a gated commu

Key facts

• Updated electrical
• Two pop-outs
• Updated flooring

Tags

• UPDATED ELECTRICAL
• UPDATED PLUMBING
• UPDATED FLOORING
• UPDATED CABINETRY
• TWO POP-OUTS
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Lot features listed as none
• HOA & community: Land lease of $650 monthly; Association covers sewer, trash and water

Exterior

• Parking: 3 garage spaces; 3 covered parking spaces; 2 open parking spaces
• Security: Gated community
• Utilities: Propane; Private water company; Sewer connected
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Rolled/Hot Mop roof
• Exterior features: Private yard; Storage; Shed(s); Chain link fencing; Asphalt road access

Interior

• Kitchen: Laminate counters; Breakfast bar; Refrigerator
• Bedrooms: 1 possible bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace; Wall furnace; Ceiling fan(s); Window/Wall unit
• Interior features: Breakfast bar; Laminate counters; Refrigerator provided
• Laundry & utility: No laundry hookups

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#82 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Quartzsite Elementary District (4511) (rural): math 10% / reading 20% proficiency, ranked #405 of 501 in AZ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ehrenberg Elementary School (math 12% / reading 32%, grade F, #687 of 1,109 statewide, top 65%, 137 students, 85% FRL); Salome High School (math 10% / reading 10%, grade F, #298 of 381 statewide, top 90%, 126 students, 80% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 24 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 $2k of equity ($449 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $77,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50078 Ehrenberg Rd #25	0.10mi	2/2.0 (+1)	720 (+3%)	22mo	$42,000	$58	63
50158 Ehrenberg Poston Hwy Unit F6	0.20mi	2/1.0 (+1)	784 (+12%)	18mo	$86,000	$110	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.99×
• Total profit: $17,952
• Equity at exit: $29,227

10-year hold

• IRR: 18.8%
• Equity multiple: 3.73×
• Total profit: $49,765
• Equity at exit: $45,042

Cash invested: $18,200 (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 85334

• Active inventory: 24
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $159

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 74%

Sensitivity live

Price	-10% $204	-5% $181	+0% $159	+5% $136	+10% $114
Rent	-10% $98	-5% $128	+0% $159	+5% $189	+10% $220
Rate	-1.0pp $191	-0.5pp $175	base $159	+0.5pp $142	+1.0pp $125

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 38 DOM
2. 2026-06-19
   days on market $65,000 Active 36 DOM
3. 2026-06-18
   days on market $65,000 Active 35 DOM
4. 2026-06-17
   days on market $65,000 Active 34 DOM
5. 2026-06-16
   days on market $65,000 Active 33 DOM
6. 2026-06-15
   days on market $65,000 Active 32 DOM
7. 2026-06-14
   days on market $65,000 Active 30 DOM
8. 2026-06-13
   days on market $65,000 Active 29 DOM
9. 2026-06-10
   days on market $65,000 Active 27 DOM
10. 2026-06-09
    days on market $65,000 Active 26 DOM
11. 2026-06-08
    days on market $65,000 Active 25 DOM
12. 2026-06-07
    days on market $65,000 Active 24 DOM
13. 2026-06-03
    days on market $65,000 Active 20 DOM
14. 2026-06-02
    days on market $65,000 Active 19 DOM
15. 2026-06-01
    days on market $65,000 Active 18 DOM
16. 2026-05-31
    days on market $65,000 Active 17 DOM
17. 2026-05-30
    days on market $65,000 Active 16 DOM
18. 2026-05-14
    listed $65,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,235
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$1,891
• Taxable income: $925
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $1,683/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 · 13 photos

Good 75/100 Cosmetic rehab

This vintage manufactured home is in good condition with updated finishes and is move-in ready. It offers a good balance of charm and functionality, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Update flooring — Modernizes the space and improves aesthetics
• Both Update cabinetry — Modernizes the kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Update flooring — Modernizes the space and improves aesthetics ↑
• Both Update cabinetry — Modernizes the kitchen and improves functionality ↑

ⓘ 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: Quartzsite Elementary District (4511)
• NCES district ID: 0406780
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $37,011
• Composite: 15.96/100
• National rank: #14309
• State rank: #405 of 501 in AZ

Livability — Ehrenberg

• Score: 65/100
• State rank: #82
• US rank: #13039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ehrenberg, AZ
• Population (ZIP): 946

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 31% Two or more races 31%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Scottish 5% Italian 3%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 20%

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: —
• Current HPI: —
• 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

• 2026-05-14 Listed $65,000 ARMLS