1461 E Paseo Redondo Cir · Fort Mohave, AZ 86426

$234,900

3 bd · 2.0 ba · 1,229 sqft · Land public records · 33 Days on market

Built 1989 9,148 sqft lot $3/mo HOA

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Why this score? — see what drove the D- 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Very nice 3 bedroom, 2 bath home in Pebble Lake. Fully remodeled with a new office / family room / guest room. Open concept Living room, dining area and kitchen. The kitchen has epoxy counters, convenient pot filler over the stove, lots of cabinet space and a nice breakfast bar. The home has been completely replumbed and has a new water heater. The 4th bedroom comes out from the laundry room and can be used as an office, family room or guest bedroom. The house has great curb appeal including a white picket fence. The back yard has 2 areas you could use plus RV parking. There is a detached 2 car garage with a brand new roof. There is an above ground pool that is negotiable outside of escrow

Key facts

• Fully remodeled
• Completely replumbed
• Pot filler

Tags

• FULLY REMODELED
• EPOXY COUNTERS
• POT FILLER
• LOTS OF CABINET SPACE
• BREAKFAST BAR
• COMPLETELY REPLUMBED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $36 (about $3/month)

Exterior

• Parking: Detached garage with 2 spaces; RV access/parking
• Utilities: Septic tank
• Home design: Manufactured home (double wide); Residential property; Shingle roof; Stucco and frame construction; Located on a cul-de-sac; Facing direction not specified; Entry features include breakfast bar and vaulted ceilings
• Construction: Built with stucco and frame materials
• Exterior features: Covered patio; Patio; Back yard fencing; Front yard fencing; Chain link and wood fencing; Private pool

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas and electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate counters; Open floor plan; Vaulted ceilings; Window coverings; Unfurnished
• Laundry & utility: Indoor laundry; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $54 ($645/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 $181k (22.8% below list).
• Recommended offer: $181k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Fort Mohave — 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 65/100 on livability (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 380 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $235k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,437 (22.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.8

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,764
• Equity at exit: $35,024

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-26,362
• Equity at exit: $20,310

Cash invested: $65,772 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 380
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$98
• HOA: −$3
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $54

Break-even live

Break-even rent $1,746

Max offer price $234,900

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $120	+0% $54	+5% $-13	+10% $-79
Rent	-10% $-90	-5% $-18	+0% $54	+5% $125	+10% $197
Rate	-1.0pp $172	-0.5pp $113	base $54	+0.5pp $-7	+1.0pp $-69

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	15d	1	0.14mi
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	15d	1	0.17mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	15d	1	0.96mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	15d	1	1.09mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	15d	1	1.13mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: waterpool

Listing history 28 events

1. 2026-06-22
   days on market $234,900 Active 33 DOM
2. 2026-06-18
   days on market $234,900 Active 30 DOM
3. 2026-06-17
   days on market $234,900 Active 29 DOM
4. 2026-06-16
   days on market $234,900 Active 28 DOM
5. 2026-06-15
   days on market $234,900 Active 27 DOM
6. 2026-06-14
   days on market $234,900 Active 25 DOM
7. 2026-06-13
   days on market $234,900 Active 24 DOM
8. 2026-06-10
   days on market $234,900 Active 22 DOM
9. 2026-06-09
   days on market $234,900 Active 21 DOM
10. 2026-06-08
    days on market $234,900 Active 20 DOM
11. 2026-06-07
    days on market $234,900 Active 19 DOM
12. 2026-06-05
    days on market $234,900 Active 16 DOM
13. 2026-06-03
    days on market $234,900 Active 15 DOM
14. 2026-06-02
    days on market $234,900 Active 14 DOM
15. 2026-06-01
    days on market $234,900 Active 13 DOM
16. 2026-05-31
    days on market $234,900 Active 12 DOM
17. 2026-05-30
    days on market $234,900 Active 11 DOM
18. 2026-05-19
    listed $234,900 Active
19. 2026-04-21
    price $239,900
20. 2026-03-18
    status Active
21. 2026-01-09
    listed $249,900 Active
22. 2025-11-05
    status Active
23. 2025-10-25
    status Pending
24. 2025-09-29
    price $249,900
25. 2025-08-29
    listed $269,000 Active
26. 2021-03-12
    soldstatus $100,000
27. 2021-03-12
    soldstatus $100,000
28. 2020-12-21
    listed $140,000

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$988/yr (+$82/mo · 175.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $21,772
• − Mortgage interest: −$13,158
• − Property taxes: −$563
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − HOA: −$36
• − Depreciation: −$6,833
• Taxable loss: −$3,476
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $1,479/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mohave, AZ
• County: Mohave County · 181,906 people
• City population: 15,467
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 15,467
• Household income: $64,551
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 207.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -15.22%
• Current HPI: 278.7975
• Rent YoY: —
• Metro: Lake Havasu City-Kingman, AZ
• 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

+67.8% since first listed

11 events — show timeline

• 2026-05-19 Listed $234,900 WARDEX
• 2026-04-21 Price Changed $239,900 WARDEX
• 2026-03-18 Relisted — WARDEX
• 2026-01-09 Listed $249,900 WARDEX
• 2025-11-05 Relisted — WARDEX
• 2025-10-25 Pending — WARDEX
• 2025-09-29 Price Changed $249,900 WARDEX
• 2025-08-29 Listed $269,000 WARDEX
• 2021-03-12 Sold (Public Records) $100,000 Public Records
• 2021-03-12 Sold (MLS) $100,000 WARDEX
• 2020-12-21 Listed $140,000 WARDEX

Property tax history

+1.0%/yr

Latest (2025): $563 · +9.4% YoY. Source: county tax records.