26 Cameron St #26 · Page, AZ 86040

$76,000

3 bd · 2.0 ba · 2,880 sqft · Manufactured · 48 Days on market

Built 1990 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bath double wide home located in the desirable Lake Powell Mobile Home Village! Situated on a spacious fully fenced corner lot, this property offers added privacy, extra outdoor space, and plenty of room for pets, gatherings, or parking. Step inside to find a bright and open floor plan with a comfortable living area, functional kitchen with ample cabinet space, and a dining area perfect for meals or entertaining. The primary suite features a private bathroom and generous closet space, while the additional two bedrooms provide flexibility for guests, a home office, or craft room. Enjoy the convenience of corner lot access, secure fencing, and outd

Key facts

• Functional kitchen
• Private bathroom
• Outdoor space

Tags

• FULLY FENCED CORNER LOT
• BRIGHT OPEN FLOOR PLAN
• FUNCTIONAL KITCHEN
• PRIVATE BATHROOM
• GENEROUS CLOSET SPACE
• OUTDOOR SPACE

Property features AI

Finance

• Other: Parcel ID: M0038481d; Approximate building area: 2,880
• Financial info: Land lease: Yes

Exterior

• Utilities: Electricity available
• Home design: Double wide manufactured home
• Construction: Year built (source: Owner)
• Exterior features: Patio; Paved road access; Level lot

Interior

• Kitchen: Electric range
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Has heating (type: Other); Central Air conditioning
• Interior features: Laminate flooring; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#40 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, cost of living A; Watch: commute F, housing F.
• Page Unified District (4196) (town): math 11% / reading 14% proficiency, ranked #219 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.41% ✓
• Cap rate: 20.88%
• Cash-on-cash: 52.10%
• DSCR: 3.32
• GRM: 3.5

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: 50.0%
• Equity multiple: 3.19×
• Total profit: $46,553
• Equity at exit: $11,332

10-year hold

• IRR: 55.5%
• Equity multiple: 6.47×
• Total profit: $116,417
• Equity at exit: $6,571

Cash invested: $21,280 (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 86040

• Home prices YoY: -11.9%
• Active inventory: 41
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $924

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 45%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $76,000 Active 48 DOM
2. 2026-06-18
   days on market $76,000 Active 47 DOM
3. 2026-06-17
   days on market $76,000 Active 46 DOM
4. 2026-06-16
   days on market $76,000 Active 45 DOM
5. 2026-06-15
   days on market $76,000 Active 44 DOM
6. 2026-06-14
   days on market $76,000 Active 42 DOM
7. 2026-06-12
   days on market $76,000 Active 41 DOM
8. 2026-06-09
   days on market $76,000 Active 38 DOM
9. 2026-06-08
   days on market $76,000 Active 37 DOM
10. 2026-06-07
    days on market $76,000 Active 36 DOM
11. 2026-06-07
    days on market $76,000 Active 35 DOM
12. 2026-06-04
    days on market $76,000 Active 32 DOM
13. 2026-06-02
    days on market $76,000 Active 31 DOM
14. 2026-06-01
    days on market $76,000 Active 30 DOM
15. 2026-05-31
    days on market $76,000 Active 29 DOM
16. 2026-05-31
    days on market $76,000 Active 28 DOM
17. 2026-05-02
    listed $76,000 Active 1018-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥98°F today · 11 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: $22,011
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$2,211
• Taxable income: $10,501
• Est. tax owed @ 24.0%: −$2,520
• After-tax cash flow: $8,566/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 · 6 photos

Fair 45/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath double wide home in the Lake Powell Mobile Home Village requires cosmetic repairs and maintenance to improve its curb appeal and interior appearance, enhancing both its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and discolored, likely needs repainting or replacement.
• Minor Landscaping — Overgrown areas and exposed dirt around the foundation need trimming and soil improvement.
• Minor Paint — Interior walls may need touch-up or repainting to improve appearance.
• Minor HVAC — No specific details visible, but may need cleaning or minor maintenance to ensure efficiency.

Value-add opportunities

• Both Painting exterior siding and interior walls — Improves curb appeal and interior appearance, enhancing both resale and rental value.
• Both Landscaping and soil improvement — Enhances curb appeal and creates a more inviting environment, benefiting both resale and rental value.
• Both HVAC cleaning and minor maintenance — Ensures the HVAC system is functioning efficiently, improving comfort and energy efficiency, which is beneficial for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and discolored, likely needs repainting or replacement.	Moderate	$3,000–15,000
Landscaping · Overgrown areas and exposed dirt around the foundation need trimming and soil improvement.	Minor	$500–3,000
Paint · Interior walls may need touch-up or repainting to improve appearance.	Minor	$500–3,000
HVAC · No specific details visible, but may need cleaning or minor maintenance to ensure efficiency.	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both Painting exterior siding and interior walls — Improves curb appeal and interior appearance, enhancing both resale and rental value. ↑
• Both Landscaping and soil improvement — Enhances curb appeal and creates a more inviting environment, benefiting both resale and rental value. ↑
• Both HVAC cleaning and minor maintenance — Ensures the HVAC system is functioning efficiently, improving comfort and energy efficiency, which is beneficial for both resale and rental 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: Page Unified District (4196)
• NCES district ID: 0405820
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 14% ▼ -10.00%
• Median HH income: $48,872
• Composite: 11.58/100
• National rank: #9698
• State rank: #219 of 249 in AZ

Livability — Page

• Score: 70/100
• State rank: #40
• US rank: #7895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Page, AZ
• Population (ZIP): 10,627

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: Highly diverse neighborhood (Simpson 0.89)
• Race & ethnicity: Native American 55% White 33% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Iranian 1%
• Foreign-born: 1% · China, Canada, Philippines
• Languages at home: 73% English-only · Spanish 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: ▼ -35.54%
• Current HPI: 263.6101
• 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

• 2026-05-02 Listed $76,000 NAZMLS