5250 U.s. 89 #148 · Flagstaff, AZ 86004

$49,000

1 bd · 1.0 ba · 616 sqft · Manufactured · 178 Days on market

Manufactured home Built 1995 Good condition $80/sqft · 41% below area Est $83k · 41% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.8/10.0
• Manufactured-home adj. -6.3

Listing remarks

Enjoy affordable, low-maintenance living in this well-maintained singlewide manufactured home featuring 1 bedroom and 1 full bathroom. The open living room offers a functional and comfortable layout, while the bedroom has been updated with brand-new carpet. All utilities convey, including an updated LG stacker washer and dryer, as well as a mini-split air conditioning system for efficient year-round comfort, making this a truly move-in ready opportunity. Buyers must be approved by Colony Mobile Home Park before submitting an offer.

Key facts

• Built 1995
• Listed 177 days

Tags

• MOVE IN READY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 2.4% in Flagstaff — 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 61/100 on livability (#167 in AZ) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: employment C-, crime D-, amenities F.
• 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.
• Zoned schools: Weitzel'S Puente De Hozho Bilingual Magnet School (math 27% / reading 37%, grade F, #505 of 1,109 statewide, top 47%, 438 students, 42% FRL); Sinagua Middle School (math 12% / reading 22%, grade F, #147 of 218 statewide, top 69%, 1,016 students, 40% FRL); Coconino High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 1,528 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 514 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $339 of loan paydown is wiped out by about $1k 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 + 1.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.70% ✓
• Cap rate: 23.56%
• Cash-on-cash: 61.68%
• DSCR: 3.74
• GRM: 3.1

CMA / ARV

• ARV (median comp): $83,000
• List price: $49,000
• Delta: -40.96%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4343 E Soliere Ave #1032	1.36mi	1/1.0	758 (+23%)	5mo	$310,000	$409	36
7155 Us-89 #12	0.97mi	1/1.0	516 (-16%)	11mo	$82,000	$159	31
4343 E Soliere Ave #1055	1.44mi	1/1.0	769 (+25%)	13mo	$261,000	$339	29
4343 E Soliere Ave #1065	1.47mi	1/1.0	725 (+18%)	19mo	$278,000	$383	24
4343 E Soliere Ave #1029	1.34mi	1/1.0	725 (+18%)	19mo	$275,000	$379	24
4343 E Soliere Ave #1067	1.44mi	1/1.0	725 (+18%)	19mo	$275,000	$379	24
4343 E Soliere Ave #1050	1.42mi	1/1.0	725 (+18%)	23mo	$275,000	$379	20
4343 E Soliere Ave #1092	1.38mi	1/1.0	758 (+23%)	27mo	$274,800	$363	20
4343 E Soliere Ave #1032	1.36mi	1/1.0	758 (+23%)	28mo	$295,000	$389	20
4343 E Soliere Ave #1071	1.43mi	1/1.0	758 (+23%)	29mo	$303,850	$401	20
4519 N Bonner St	0.68mi	2/1.0 (+1)	520 (-16%)	27mo	$175,000	$337	18
4449 N Hamblin St	0.79mi	2/1.0 (+1)	700 (+14%)	26mo	$170,000	$243	17

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 59.0%
• Equity multiple: 3.56×
• Total profit: $35,146
• Equity at exit: $7,306

10-year hold

• IRR: 63.2%
• Equity multiple: 6.91×
• Total profit: $81,147
• Equity at exit: $4,237

Cash invested: $13,720 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $70,000 ($98/sqft)
• Median days on market: 72 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +37.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86004

• Rents YoY: 1.6%
• Active inventory: 514
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $705

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 42%

Sensitivity live

Price	-10% $739	-5% $722	+0% $705	+5% $688	+10% $671
Rent	-10% $601	-5% $653	+0% $705	+5% $757	+10% $810
Rate	-1.0pp $730	-0.5pp $718	base $705	+0.5pp $693	+1.0pp $680

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: $12,250
• Closing costs: $1,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5404 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$1,700	$2.23	8d	1	0.99mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$1,620	$2.21	1d	1	1.08mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$1,700	$2.23	1d	1	1.13mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$1,750	$1.75	0d	9	1.21mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$1,759	$2.47	0d	11	1.27mi
4255 E Soliere Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	837	$1,721	$2.05	2d	11	1.48mi

Property features AI

Finance

• Other: Located in Colony Mobile Home ParkAddress: 5250 U.S. 89 #148, Flagstaff, AZ 86004Directions: North on Highway 89 from downtown Flagstaff. Turn right into Colony mobile home park. Turn left after the office and property will be on your right #148Parcel number: 11316002dLand lease: Yes
• HOA & community: Has associationCommunity playground

Exterior

• Utilities: Phone service available
• Home design: Modular single-wide home
• Construction: Built year source: County
• Exterior features: Shed(s)Paved road accessLevel topographyMountain view

Interior

• Kitchen: Gas range
• Flooring: CarpetLaminateVinyl
• Bathrooms: 1 bathroom total
• Heating & cooling: Has coolingCeiling fan(s)
• Interior features: Gas rangeCeiling fan(s)
• Laundry & utility: Laundry in hall

Listing history 50 events

1. 2026-11-08
   days on market $49,000 Active 178 DOM
2. 2026-11-07
   days on market $49,000 Active 177 DOM
3. 2026-11-06
   days on market $49,000 Active 176 DOM
4. 2026-11-05
   days on market $49,000 Active 175 DOM
5. 2026-11-04
   days on market $49,000 Active 174 DOM
6. 2026-11-02
   days on market $49,000 Active 172 DOM
7. 2026-11-01
   days on market $49,000 Active 171 DOM
8. 2026-10-31
   days on market $49,000 Active 170 DOM
9. 2026-10-30
   days on market $49,000 Active 169 DOM
10. 2026-10-29
    days on market $49,000 Active 168 DOM
11. 2026-10-28
    days on market $49,000 Active 167 DOM
12. 2026-10-27
    days on market $49,000 Active 166 DOM
13. 2026-10-26
    days on market $49,000 Active 165 DOM
14. 2026-10-25
    days on market $49,000 Active 164 DOM
15. 2026-10-24
    days on market $49,000 Active 163 DOM
16. 2026-10-23
    days on market $49,000 Active 162 DOM
17. 2026-10-22
    days on market $49,000 Active 161 DOM
18. 2026-10-21
    days on market $49,000 Active 160 DOM
19. 2026-10-20
    days on market $49,000 Active 159 DOM
20. 2026-10-19
    days on market $49,000 Active 158 DOM
21. 2026-10-18
    days on market $49,000 Active 157 DOM
22. 2026-10-17
    days on market $49,000 Active 156 DOM
23. 2026-10-16
    days on market $49,000 Active 155 DOM
24. 2026-10-15
    days on market $49,000 Active 154 DOM
25. 2026-10-14
    days on market $49,000 Active 153 DOM
26. 2026-10-13
    days on market $49,000 Active 152 DOM
27. 2026-10-12
    days on market $49,000 Active 151 DOM
28. 2026-10-11
    days on market $49,000 Active 150 DOM
29. 2026-10-10
    days on market $49,000 Active 149 DOM
30. 2026-10-09
    days on market $49,000 Active 148 DOM
31. 2026-10-08
    days on market $49,000 Active 147 DOM
32. 2026-10-07
    days on market $49,000 Active 146 DOM
33. 2026-10-06
    days on market $49,000 Active 145 DOM
34. 2026-10-05
    days on market $49,000 Active 144 DOM
35. 2026-10-04
    days on market $49,000 Active 143 DOM
36. 2026-10-04
    days on market $49,000 Active 142 DOM
37. 2026-10-02
    days on market $49,000 Active 141 DOM
38. 2026-10-01
    days on market $49,000 Active 140 DOM
39. 2026-09-30
    days on market $49,000 Active 139 DOM
40. 2026-09-29
    days on market $49,000 Active 138 DOM
41. 2026-09-28
    days on market $49,000 Active 137 DOM
42. 2026-09-27
    days on market $49,000 Active 136 DOM
43. 2026-09-26
    days on market $49,000 Active 135 DOM
44. 2026-09-25
    days on market $49,000 Active 134 DOM
45. 2026-09-24
    days on market $49,000 Active 133 DOM
46. 2026-09-24
    days on market $49,000 Active 132 DOM
47. 2026-09-22
    days on market $49,000 Active 131 DOM
48. 2026-09-21
    days on market $49,000 Active 130 DOM
49. 2026-09-20
    days on market $49,000 Active 129 DOM
50. 2026-09-19
    days on market $49,000 Active 128 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 17 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: $15,856
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$1,425
• Taxable income: $8,169
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $6,502/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 · 24 photos

Good 75/100 Cosmetic rehab Est. rehab $3,080–$9,240 screening

This well-maintained singlewide manufactured home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom cleaning — Dirty tub and shower curtain

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace worn carpet in bedrooms — Fresh carpet improves comfort and appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Sturgeon Cromer Elementary School F AZ #687/1,109 Nat'l #32,000/41,679 Middle Sinagua Middle School F AZ #147/218 Nat'l #12,279/14,009 High Coconino High School F AZ #267/381 Nat'l #15,534/17,239

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

C Composite livability gradescore 61/100

Livability — Flagstaff

• Score: 61/100
• State rank: #167
• US rank: #18308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flagstaff, AZ
• County: Coconino County · 150,645 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 36,394
• Household income: $81,172
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 13% Native American 12% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 1%

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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: ▼ -454.67%
• Current HPI: 411.8577
• Rent YoY: ▲ 1.59%
• Metro: Flagstaff, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

Property features AI

Finance

• Other: Located in Colony Mobile Home ParkAddress: 5250 U.S. 89 #148, Flagstaff, AZ 86004Directions: North on Highway 89 from downtown Flagstaff. Turn right into Colony mobile home park. Turn left after the office and property will be on your right #148Parcel number: 11316002dLand lease: Yes
• HOA & community: Has associationCommunity playground

Exterior

• Utilities: Phone service available
• Home design: Modular single-wide home
• Construction: Built year source: County
• Exterior features: Shed(s)Paved road accessLevel topographyMountain view

Interior

• Kitchen: Gas range
• Flooring: CarpetLaminateVinyl
• Bathrooms: 1 bathroom total
• Heating & cooling: Has coolingCeiling fan(s)
• Interior features: Gas rangeCeiling fan(s)
• Laundry & utility: Laundry in hall

Price history

-5.5% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $52,000 NAZMLS
• 2026-05-14 Listed $55,000 NAZMLS