34 Bonita St #34 · Page, AZ 86040

$70,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 71 Days on market

Built 1981 Fair condition $42/sqft · 17% above area Est $60k · 17% over

---

Why this score? — see what drove the C 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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath double-wide home located in the desirable Lake Powell Mobile Home Park, offered at an attractive price. This spacious layout provides a comfortable living area, a functional kitchen, and a split-bedroom floor plan that offers privacy and flexibility. This home has great bones and presents a wonderful opportunity for buyers looking to add their own personal touch. With a little vision and updating, you can truly make this space your own and bring out its full potential. Whether you're an investor or a homeowner ready to customize, this property is full of possibilities. Enjoy the community atmosphere of Lake Powell Mobile Home Park, with convenient access to nearby shopping, dining, and outdoor recreation. Affordable living with room to grow--don't miss your chance to transform this home into something special!

Key facts

• Functional kitchen
• Double-wide home
• Convenient access

Tags

• DOUBLE-WIDE HOME
• LAKE POWELL MOBILE HOME PARK
• FUNCTIONAL KITCHEN
• SPLIT-BEDROOM FLOOR PLAN
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% 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 $484 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($66k) 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. 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: 2.68% ✓
• Cap rate: 23.39%
• Cash-on-cash: 61.07%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $60,000
• List price: $70,000
• Delta: 16.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 W Jerome St	0.18mi	4/2.0 (+1)	1,680 (0%)	2mo	$60,000	$36	85

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: 59.9%
• Equity multiple: 3.66×
• Total profit: $52,213
• Equity at exit: $10,437

10-year hold

• IRR: 64.6%
• Equity multiple: 7.50×
• Total profit: $127,384
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $997

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,046	-5% $1,022	+0% $997	+5% $973	+10% $949
Rent	-10% $849	-5% $923	+0% $997	+5% $1,072	+10% $1,146
Rate	-1.0pp $1,033	-0.5pp $1,015	base $997	+0.5pp $979	+1.0pp $961

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $70,000 Active 71 DOM
2. 2026-06-18
   days on market $70,000 Active 70 DOM
3. 2026-06-17
   days on market $70,000 Active 69 DOM
4. 2026-06-16
   days on market $70,000 Active 68 DOM
5. 2026-06-15
   days on market $70,000 Active 67 DOM
6. 2026-06-14
   days on market $70,000 Active 65 DOM
7. 2026-06-12
   days on market $70,000 Active 64 DOM
8. 2026-06-09
   days on market $70,000 Active 61 DOM
9. 2026-06-08
   days on market $70,000 Active 60 DOM
10. 2026-06-07
    days on market $70,000 Active 59 DOM
11. 2026-06-07
    days on market $70,000 Active 58 DOM
12. 2026-06-04
    days on market $70,000 Active 55 DOM
13. 2026-06-02
    days on market $70,000 Active 54 DOM
14. 2026-06-01
    days on market $70,000 Active 53 DOM
15. 2026-05-31
    days on market $70,000 Active 52 DOM
16. 2026-05-31
    days on market $70,000 Active 51 DOM
17. 2026-04-09
    listed $70,000 Active 864-char remark

    Show marketing remark (864 chars)

    Welcome to this charming 3-bedroom, 2-bath double-wide home located in the desirable Lake Powell Mobile Home Park, offered at an attractive price. This spacious layout provides a comfortable living area, a functional kitchen, and a split-bedroom floor plan that offers privacy and flexibility. This home has great bones and presents a wonderful opportunity for buyers looking to add their own personal touch. With a little vision and updating, you can truly make this space your own and bring out its full potential. Whether you're an investor or a homeowner ready to customize, this property is full of possibilities. Enjoy the community atmosphere of Lake Powell Mobile Home Park, with convenient access to nearby shopping, dining, and outdoor recreation. Affordable living with room to grow--don't miss your chance to transform this home into something special!

ⓘ 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: $22,499
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$2,036
• Taxable income: $11,542
• Est. tax owed @ 24.0%: −$2,770
• After-tax cash flow: $9,199/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 · 7 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value. Updates to the exterior and interior can significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of repainting or replacement.
• Minor Landscaping — Sparse and could benefit from some greenery and shrubs.
• Minor Paint — Slightly faded in some areas, could be refreshed with a fresh coat.

Value-add opportunities

• Both Painting the exterior siding and interior walls — Fresh paint can improve curb appeal and interior aesthetics.
• Both Landscaping improvements — Adding greenery and shrubs can enhance curb appeal and increase property value.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract tenants.
• Resale Kitchen and bathroom updates — Updating countertops and fixtures can make the home more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting or replacement.	Moderate	$3,000–15,000
Landscaping · Sparse and could benefit from some greenery and shrubs.	Minor	$500–3,000
Paint · Slightly faded in some areas, could be refreshed with a fresh coat.	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Painting the exterior siding and interior walls — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Adding greenery and shrubs can enhance curb appeal and increase property value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract tenants. ↑
• Resale Kitchen and bathroom updates — Updating countertops and fixtures can make the home more appealing to potential buyers. ↑

ⓘ 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

• 2026-04-09 Listed $70,000 NAZMLS