12084 Curtis Ct · Bellemont, AZ 86015

$469,950

3 bd · 2.5 ba · 1,600 sqft · Townhouse · 4 Days on market

Built 2026 Excellent condition 1,742 sqft lot Est $445k · 6% over $106/mo HOA · 2% of rent

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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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +5.0/10.0
• ARV discount +5.0/15.0
• Condition / age +4.8/5.0
• Appreciation +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0

Listing remarks

COVETED NATIONAL FOREST VIEW LOT IN SHADOW MOUNTAIN VILLAGE AVAILABLE! One of the best new home values in the entire Flagstaff area. The new phase features 84 townhomes with current and modern finishes. Builder includes upgraded items like granite/quartz countertops (kitchen & bathrooms), Samsung® stainless steel appliances, shaker style cabinets with soft close drawers/doors, spray foam insulation with 2x6 construction, fiber-optic internet ready, luxury vinyl plank flooring, an extended warranty and many more items STANDARD. The townhomes each have an oversize 2 car garage and a gated/fenced front yard. Inside the community you will have a playground, a couple picnic gazebo's, a

Key facts

• Dog park
• Oversize garage
• Pickleball court

Tags

• NATIONAL FOREST VIEW LOT
• GATED FRONT YARD
• OVERSIZE GARAGE
• PICKLEBALL COURT
• DOG PARK
• GRASSY PARK AREAS

Property features AI

Finance

• Other: Builder: SOLID HOMES; Approximate building area: 1,600 (source: listing)
• HOA & community: Homeowners association (Shadow Mountain Village at Bellemont); Monthly association fee of $106; Community tennis courts; Playground

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available
• Home design: Multi/split levels; Under construction (new construction by SOLID HOMES)
• Construction: Stem wall and slab foundation
• Exterior features: Patio; Perimeter fencing; Landscaped lot; Level lot; Mountain and forest views; Paved road access

Interior

• Kitchen: Gas range; ENERGY STAR qualified dishwasher
• Bedrooms: Upper level laundry (bedroom level info not specified)
• Flooring: Carpet
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Natural gas heating; Refrigeration cooling
• Interior features: Pantry; Breakfast bar; Satellite dish; Smoke detectors
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $470k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $341 ($4k/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 $468k (0.5% below list).
• Recommended offer: $468k (0.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Flagstaff Unified District (4192) (urban): math 18% / reading 29% proficiency, ranked #158 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 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 (-2.9%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $467,739 (0.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.00% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $444,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12266 Curtis Ct	0.14mi	3/2.5	1,600 (0%)	1mo	$463,000	$289	93
12105 Bliss Ave	0.10mi	3/2.5	1,600 (0%)	4mo	$449,950	$281	92
12101 Bliss Ave	0.10mi	3/2.5	1,600 (0%)	6mo	$445,000	$278	90
12189 Bliss Ave	0.12mi	3/2.5	1,600 (0%)	6mo	$450,000	$281	90
12207 Curtis Ct	0.09mi	3/2.5	1,600 (0%)	10mo	$465,000	$291	88
12098 Bliss Ave	0.09mi	3/2.5	1,686 (+5%)	1mo	$449,950	$267	86
12296 Curtis Ct	0.17mi	3/2.5	1,600 (0%)	9mo	$440,000	$275	84
12103 Bliss Ave	0.10mi	3/2.5	1,686 (+5%)	8mo	$445,370	$264	79
12094 Bliss Ave	0.09mi	3/2.5	1,818 (+14%)	1mo	$499,950	$275	72
12245 Solid Rock Dr	0.14mi	3/2.5	1,818 (+14%)	6mo	$499,500	$275	66
12107 Bliss Ave	0.11mi	3/2.5	1,818 (+14%)	7mo	$505,000	$278	66
12262 Curtis Ct	0.14mi	3/2.5	1,818 (+14%)	8mo	$510,000	$281	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-52,484
• Equity at exit: $71,972

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-15,630
• Equity at exit: $43,905

Cash invested: $131,586 (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 86015

• Home prices YoY: -1.3%
• Active inventory: 45
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,677 medium
• Mortgage (P&I): −$2,464
• Tax est. 1.5%: −$587 /mo · $7,049/yr
• Insurance: −$196
• HOA: −$106
• Vacancy / Maint / Mgmt: −$982
• Net cashflow: $341

Break-even live

Break-even rent $4,245

Max offer price $469,950

Occupancy floor 88%

Sensitivity live

Price	-10% $666	-5% $504	+0% $341	+5% $179	+10% $17
Rent	-10% $-28	-5% $157	+0% $341	+5% $526	+10% $711
Rate	-1.0pp $578	-0.5pp $461	base $341	+0.5pp $220	+1.0pp $96

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: $117,488
• Closing costs: $14,098
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $106 · $1,272/yr
• Likely covers: internetsecurity

Listing history 4 events

1. 2026-06-21
   days on market $469,950 Active 4 DOM
2. 2026-06-19
   days on market $469,950 Active 2 DOM
3. 2026-06-17
   remarks 691-char remark
4. 2026-06-17
   listed $469,950 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $56,129
• − Mortgage interest: −$26,325
• − Property taxes: −$7,049
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,490
• − Management: −$4,490
• − HOA: −$1,272
• − Depreciation: −$13,671
• Taxable loss: −$3,519
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $4,942/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern finishes and well-maintained exterior. Minor improvements to the exterior and landscaping can further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can increase property value
• Both Landscaping improvements — Enhances curb appeal and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal and can increase property value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property 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: Flagstaff Unified District (4192)
• NCES district ID: 0402860
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $53,510
• Composite: 21.11/100
• National rank: #8437
• State rank: #158 of 249 in AZ

Livability — Bellemont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bellemont, AZ
• Population (ZIP): 1,447

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 0.77)
• Race & ethnicity: White 44% Native American 23% Two or more races 22% Hispanic / Latino 17% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Slovak 4% Iranian 2% Italian 2%
• Foreign-born: 4%
• Languages at home: 71% English-only · Other Asian/Pacific 3% Spanish 3% Tagalog/Filipino 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: ▼ -2.91%
• Current HPI: 219.9374
• 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

• 2026-06-17 Listed $469,950 NAZMLS