9661 2nd St · Chloride, AZ 86431

$76,900

2 bd · 1.0 ba · 728 sqft · Manufactured · 80 Days on market

Built 1981 Fair condition 6,534 sqft lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

Escape the noise and enjoy peaceful desert living in this beautifully updated single-wide home located in the quiet community of Chloride, Arizona. This move-in ready property has been thoughtfully upgraded throughout, making it the perfect full-time residence, weekend retreat, or investment opportunity. Step inside to find brand new flooring, updated doors and windows, and a bright, refreshed interior that feels clean and modern. The home also features a newer water heater and all new appliances, giving you peace of mind and convenience from day one. Outside, the property is fully enclosed with a 6-foot chain link fence and includes double gates for easy access ideal for parking, trailers, or additional vehicles. The yard has been landscaped with irrigation, making maintenance simple while still enjoying outdoor space. An 8x12 storage shed provides extra room for tools, hobbies, or storage needs. Additional updates include a recently resealed roof, adding durability and extending the life of the home. If you re looking for a quiet, low-maintenance, turn-key property with modern updates and room to breathe, this one checks all the boxes. Don t miss this opportunity to own a fully upgraded home in historic Chloride!

Key facts

• 6,534 sq ft lot
• Built 1981
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#166 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($532 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $77k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,286 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 D-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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.09×
• Total profit: $23,561
• Equity at exit: $34,578

10-year hold

• IRR: 20.5%
• Equity multiple: 3.97×
• Total profit: $63,890
• Equity at exit: $53,288

Cash invested: $21,532 (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 86431

• Active inventory: 37
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $224

Break-even live

Break-even rent $673

Max offer price $76,900

Occupancy floor 72%

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $76,900 Active 80 DOM
2. 2026-06-17
   days on market $76,900 Active 79 DOM
3. 2026-06-16
   days on market $76,900 Active 78 DOM
4. 2026-06-15
   days on market $76,900 Active 77 DOM
5. 2026-06-14
   days on market $76,900 Active 75 DOM
6. 2026-06-13
   days on market $76,900 Active 74 DOM
7. 2026-06-10
   days on market $76,900 Active 72 DOM
8. 2026-06-09
   days on market $76,900 Active 71 DOM
9. 2026-06-08
   days on market $76,900 Active 70 DOM
10. 2026-06-07
    days on market $76,900 Active 69 DOM
11. 2026-06-05
    days on market $76,900 Active 66 DOM
12. 2026-06-03
    days on market $76,900 Active 65 DOM
13. 2026-06-02
    days on market $76,900 Active 64 DOM
14. 2026-06-01
    days on market $76,900 Active 63 DOM
15. 2026-05-31
    days on market $76,900 Active 62 DOM
16. 2026-05-30
    days on market $76,900 Active 61 DOM
17. 2026-05-18
    price $76,900 1234-char remark

    Show marketing remark (1234 chars)

    Escape the noise and enjoy peaceful desert living in this beautifully updated single-wide home located in the quiet community of Chloride, Arizona. This move-in ready property has been thoughtfully upgraded throughout, making it the perfect full-time residence, weekend retreat, or investment opportunity. Step inside to find brand new flooring, updated doors and windows, and a bright, refreshed interior that feels clean and modern. The home also features a newer water heater and all new appliances, giving you peace of mind and convenience from day one. Outside, the property is fully enclosed with a 6-foot chain link fence and includes double gates for easy access ideal for parking, trailers, or additional vehicles. The yard has been landscaped with irrigation, making maintenance simple while still enjoying outdoor space. An 8x12 storage shed provides extra room for tools, hobbies, or storage needs. Additional updates include a recently resealed roof, adding durability and extending the life of the home. If you re looking for a quiet, low-maintenance, turn-key property with modern updates and room to breathe, this one checks all the boxes. Don t miss this opportunity to own a fully upgraded home in historic Chloride!

18. 2026-03-30
    listed $81,900 Active 1234-char remark

    Show marketing remark (1234 chars)

    Escape the noise and enjoy peaceful desert living in this beautifully updated single-wide home located in the quiet community of Chloride, Arizona. This move-in ready property has been thoughtfully upgraded throughout, making it the perfect full-time residence, weekend retreat, or investment opportunity. Step inside to find brand new flooring, updated doors and windows, and a bright, refreshed interior that feels clean and modern. The home also features a newer water heater and all new appliances, giving you peace of mind and convenience from day one. Outside, the property is fully enclosed with a 6-foot chain link fence and includes double gates for easy access ideal for parking, trailers, or additional vehicles. The yard has been landscaped with irrigation, making maintenance simple while still enjoying outdoor space. An 8x12 storage shed provides extra room for tools, hobbies, or storage needs. Additional updates include a recently resealed roof, adding durability and extending the life of the home. If you re looking for a quiet, low-maintenance, turn-key property with modern updates and room to breathe, this one checks all the boxes. Don t miss this opportunity to own a fully upgraded home in historic Chloride!

19. 2024-09-13
    soldstatus $42,500 Closed 575-char remark

    Show marketing remark (575 chars)

    Investor's special! This 1981 single-wide manufactured home offers 2 bedrooms and 1 bathroom, with new flooring throughout. While it still needs some work, the home features central electric cooling and a heat pump, ensuring comfort in all seasons. The partially fenced yard provides a bit of privacy, and the property is equipped with a functional septic system. Water is supplied by a rural water company, and electric is already set up. This property is a great opportunity for those looking to add value with some finishing touches! Owners are licensed agents in Arizona.

20. 2024-08-26
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Investor's special! This 1981 single-wide manufactured home offers 2 bedrooms and 1 bathroom, with new flooring throughout. While it still needs some work, the home features central electric cooling and a heat pump, ensuring comfort in all seasons. The partially fenced yard provides a bit of privacy, and the property is equipped with a functional septic system. Water is supplied by a rural water company, and electric is already set up. This property is a great opportunity for those looking to add value with some finishing touches! Owners are licensed agents in Arizona.

21. 2024-08-21
    listed $50,000 Active 575-char remark

    Show marketing remark (575 chars)

    Investor's special! This 1981 single-wide manufactured home offers 2 bedrooms and 1 bathroom, with new flooring throughout. While it still needs some work, the home features central electric cooling and a heat pump, ensuring comfort in all seasons. The partially fenced yard provides a bit of privacy, and the property is equipped with a functional septic system. Water is supplied by a rural water company, and electric is already set up. This property is a great opportunity for those looking to add value with some finishing touches! Owners are licensed agents in Arizona.

22. 2024-04-05
    listed $55,000 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 4 d/yr ≥96°F today · 9 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: $11,479
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,237
• Taxable income: $1,560
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,317/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 single-wide manufactured home requires moderate repairs and maintenance, but has been thoughtfully updated with new flooring and appliances. It offers a good starting point for an investor looking to add value with cosmetic updates.

Repairs flagged

• Minor exterior siding — slight discoloration
• Minor interior walls — existing paint

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both paint interior walls — refreshes interior and enhances value
• Both landscaping — improves curb appeal and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · slight discoloration	Minor	$500–3,000
interior walls · existing paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both paint interior walls — refreshes interior and enhances value ↑
• Both landscaping — improves curb appeal and enhances value ↑

ⓘ 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: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — Chloride

• Score: 61/100
• State rank: #166
• US rank: #18286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chloride, AZ
• Population (ZIP): 167

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 7%

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: —
• 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

+39.8% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $76,900 WARDEX
• 2026-03-30 Listed $81,900 WARDEX
• 2024-09-13 Sold (MLS) $42,500 WARDEX
• 2024-08-26 Pending — WARDEX
• 2024-08-21 Listed $50,000 WARDEX
• 2024-04-05 Listed $55,000 WARDEX