5250 U.s. 89 #148 · Flagstaff, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 8/10 · Major
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 2/10 · Minimal
- Hot days now (above 88°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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
$49,000
5250 U.s. 89 #148 · Flagstaff, AZ 86004
1 bd · 1.0 ba · 616 sqft · Manufactured
· 86 Days on market
Manufactured home
Built 1995
$80/sqft
· 38% below area
Est $79k · 38% under
↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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 85 days
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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 $695 ($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: $46k (6.0% below list) — sets the bar for market timing.
- Cap rate 23.3% vs local median 2.1% 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); 407 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 86 days — a 6% lower offer ($46k) 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
$46,060
(6.0% below list)
Questions for the listing agent
- It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
Investment metrics
- 1% rule
- 2.67% ✓
- Cap rate
- 23.32%
- Cash-on-cash
- 60.81%
- DSCR
- 3.71
- GRM
- 3.1
CMA / ARV
- ARV (median comp)
- $79,478
- List price
- $49,000
- Delta
- -38.35%
- Verdict
- UNDERPRICED
- Comps
- 1 within 2.0 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%) | 2mo | $310,000 | $409 | 39 |
| 7155 Us-89 #12 | 0.97mi | 1/1.0 | 516 (-16%) | 8mo | $82,000 | $159 | 33 |
| 4343 E Soliere Ave #1055 | 1.44mi | 1/1.0 | 769 (+25%) | 10mo | $261,000 | $339 | 32 |
| 4343 E Soliere Ave #1065 | 1.47mi | 1/1.0 | 725 (+18%) | 16mo | $278,000 | $383 | 26 |
| 4343 E Soliere Ave #1029 | 1.34mi | 1/1.0 | 725 (+18%) | 16mo | $275,000 | $379 | 26 |
| 4343 E Soliere Ave #1067 | 1.44mi | 1/1.0 | 725 (+18%) | 16mo | $275,000 | $379 | 26 |
| 4343 E Soliere Ave #1050 | 1.42mi | 1/1.0 | 725 (+18%) | 20mo | $275,000 | $379 | 23 |
| 4343 E Soliere Ave #1092 | 1.38mi | 1/1.0 | 758 (+23%) | 24mo | $274,800 | $363 | 20 |
| 4343 E Soliere Ave #1032 | 1.36mi | 1/1.0 | 758 (+23%) | 25mo | $295,000 | $389 | 20 |
| 4343 E Soliere Ave #1071 | 1.43mi | 1/1.0 | 758 (+23%) | 26mo | $303,850 | $401 | 20 |
| 4519 N Bonner St | 0.68mi | 2/1.0 (+1) | 520 (-16%) | 24mo | $175,000 | $337 | 18 |
| 4449 N Hamblin St | 0.79mi | 2/1.0 (+1) | 700 (+14%) | 23mo | $170,000 | $243 | 18 |
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
- 58.0%
- Equity multiple
- 3.52×
- Total profit
- $34,532
- Equity at exit
- $7,306
10-year hold
- IRR
- 62.4%
- Equity multiple
- 6.82×
- Total profit
- $79,869
- 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.
ZIP-level market 86004
- Rents YoY
- 1.6%
- Active inventory
- 407
- Price-to-rent
- 3.1×
Monthly cashflow live
↻
- Estimated rent
- $1,309 high interval (Pro) →
- Mortgage (P&I)
- −$257
- Tax est. 1.5%
- −$61 /mo · $735/yr
- Insurance
- −$20
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$275
- Net cashflow
- $695
Break-even live
Break-even rent
$429
Max offer price
$49,000
Occupancy floor
42%
Sensitivity live
| Price | -10% $729 | -5% $712 | +0% $695 | +5% $678 | +10% $661 |
|---|---|---|---|---|---|
| Rent | -10% $592 | -5% $644 | +0% $695 | +5% $747 | +10% $799 |
| Rate | -1.0pp $720 | -0.5pp $708 | base $695 | +0.5pp $683 | +1.0pp $670 |
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
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | $1,665 | $2.18 | 93d | 1 | 0.99mi |
| 5250 E Cortland Blvd Flagstaff, AZ | 1.0–2.0 | 1.0–2.0 | 731 | $1,650 | $2.26 | 93d | 1 | 1.08mi |
| 5303 E Cortland Blvd Flagstaff, AZ | 1.0–2.0 | 1.0–2.0 | 763 | $1,665 | $2.18 | 93d | 1 | 1.13mi |
| 4343 E Soliere Ave Flagstaff, AZ | 1.0–3.0 | 1.0–2.0 | 1000 | $1,729 | $1.73 | 93d | 12 | 1.21mi |
| 5205 E Cortland Blvd Flagstaff, AZ | 1.0–2.0 | 1.0–1.5 | 712 | $1,702 | $2.39 | 93d | 16 | 1.27mi |
| 4255 E Soliere Ave Flagstaff, AZ | 1.0–3.0 | 1.0–2.0 | 967 | $1,696 | $1.75 | 93d | 24 | 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
-
2026-08-08days on market $49,000 Active 86 DOM
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2026-08-07days on market $49,000 Active 85 DOM
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2026-08-06days on market $49,000 Active 84 DOM
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2026-08-05days on market $49,000 Active 83 DOM
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2026-08-04days on market $49,000 Active 82 DOM
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2026-08-03days on market $49,000 Active 81 DOM
-
2026-07-31days on market $49,000 Active 78 DOM
-
2026-07-30days on market $49,000 Active 77 DOM
-
2026-07-29days on market $49,000 Active 76 DOM
-
2026-07-27days on market $49,000 Active 74 DOM
-
2026-07-25days on market $49,000 Active 72 DOM
-
2026-07-24days on market $49,000 Active 71 DOM
-
2026-07-23days on market $49,000 Active 70 DOM
-
2026-07-22days on market $49,000 Active 69 DOM
-
2026-07-21days on market $49,000 Active 68 DOM
-
2026-07-18days on market $49,000 Active 65 DOM
-
2026-07-16days on market $49,000 Active 63 DOM
-
2026-07-16days on market $49,000 Active 62 DOM
-
2026-07-14remarks 537-char remark
-
2026-07-14days on market $49,000 Active 61 DOM
-
2026-07-13days on market $49,000 Active 60 DOM
-
2026-07-12days on market $49,000 Active 59 DOM
-
2026-07-11days on market $49,000 Active 58 DOM
-
2026-07-10days on market $49,000 Active 57 DOM
-
2026-07-09days on market $49,000 Active 56 DOM
-
2026-07-08days on market $49,000 Active 55 DOM
-
2026-07-07days on market $49,000 Active 54 DOM
-
2026-07-06days on market $49,000 Active 53 DOM
-
2026-07-05days on market $49,000 Active 52 DOM
-
2026-07-04days on market $49,000 Active 51 DOM
-
2026-07-03days on market $49,000 Active 50 DOM
-
2026-07-02days on market $49,000 Active 49 DOM
-
2026-07-01days on market $49,000 Active 48 DOM
-
2026-06-30days on market $49,000 Active 47 DOM
-
2026-06-29days on market $49,000 Active 46 DOM
-
2026-06-28days on market $49,000 Active 45 DOM
-
2026-06-28days on market $49,000 Active 44 DOM
-
2026-06-27days on market $49,000 Active 43 DOM
-
2026-06-26days on market $49,000 Active 42 DOM
-
2026-06-23pricedays on market $49,000 Active 39 DOM
-
2026-06-21days on market $52,000 Active 38 DOM
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2026-06-19days on market $52,000 Active 36 DOM
-
2026-06-18days on market $52,000 Active 35 DOM
-
2026-06-17days on market $52,000 Active 34 DOM
-
2026-06-16days on market $52,000 Active 33 DOM
-
2026-06-15days on market $52,000 Active 32 DOM
-
2026-06-14days on market $52,000 Active 30 DOM
-
2026-06-13days on market $52,000 Active 29 DOM
-
2026-06-10pricedays on market $52,000 Active 27 DOM
-
2026-06-09days on market $55,000 Active 26 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,705
- − Mortgage interest
- −$2,745
- − Property taxes
- −$735
- − Insurance
- −$245
- − Repairs & maintenance
- −$1,256
- − Management
- −$1,256
- − Depreciation
- −$1,425
- Taxable income
- $8,042
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,930
- After-tax cash flow
- $6,413/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
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
- Severe rent burden
- 5% of renters
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
- 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%
- Common ancestry
- Italian 4% Romanian 3% Slovak 2%
- Foreign-born
- 7% · Canada
- Languages at home
- 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 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
- ▼ -454.67%
- Current HPI
- 411.8577
- Rent YoY
- ▲ 1.59%
- Metro
- Flagstaff, 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 |
|
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| Environmental Services | 1 | $16B |
|
||
| Metals / Steel | 1 | $14B |
|
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| Technology Distribution | 1 | $9B |
|
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| Homebuilding | 1 | $8B |
|
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Price history
-5.5% since first listed2 events — show timeline
- 2026-06-09 Price Changed $52,000 NAZMLS
- 2026-05-14 Listed $55,000 NAZMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…