26 Cameron St #26

Page, AZ 86040

$76,000B-

3 bd · 2.0 ba · 2,880 sqft · Built 1990 · Manufactured · Active · 48 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,834/mo
• Mortgage (P&I): −$399
• Tax + insurance: −$127
• HOA: −$0
• Vac / Maint / Mgmt: −$385
• Net cashflow: $924/mo
• Annual: $11,086/yr
• Cap rate: 20.88%
• Cash-on-cash: 52.10%
• DSCR: 3.32
• 1% rule: 2.41%
• Cash to close: $21,280

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated fair.
• 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).
• It's been on market 48 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.