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

$52,000

1 bd · 1.0 ba · 616 sqft · Manufactured · 36 Days on market

Built 1995 Good condition $84/sqft · 34% below area Est $79k · 34% 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
• Schools +2.1/10.0
• Appreciation +0.0/10.0

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, 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 35 days

Tags

• MOVE IN READY OPPORTUNITY

Property features AI

Finance

• Other: Located in Colony Mobile Home Park; Address: 5250 U.S. 89 #148, Flagstaff, AZ 86004; Directions: 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 #148; Parcel number: 11316002d; Land lease: Yes
• HOA & community: Has association; Community playground

Exterior

• Utilities: Phone service available
• Home design: Modular single-wide home
• Construction: Built year source: County
• Exterior features: Shed(s); Paved road access; Level topography; Mountain view

Interior

• Kitchen: Gas range
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 bathroom total
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Gas range; Ceiling fan(s)
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $52k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.0% 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: schools C-, employment C-, crime D-.
• 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: Rents rising (+1.6%/yr); 308 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $360 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 + 1.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($50k) 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 $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.27% ✓
• Cap rate: 28.99%
• Cash-on-cash: 81.05%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (median comp): $78,967
• List price: $52,000
• Delta: -34.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 79.7%
• Equity multiple: 4.56×
• Total profit: $51,854
• Equity at exit: $7,753

10-year hold

• IRR: 82.8%
• Equity multiple: 9.00×
• Total profit: $116,423
• Equity at exit: $4,496

Cash invested: $14,560 (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 86004

• Rents YoY: 1.6%
• Active inventory: 308
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $983

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 37%

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: $13,000
• Closing costs: $1,560
• 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	$1,665	$2.18	43d	1	0.99mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$1,650	$2.26	43d	1	1.08mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$1,665	$2.18	43d	1	1.13mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$1,729	$1.73	43d	12	1.21mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$1,702	$2.39	43d	16	1.27mi
4255 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	967	$1,696	$1.75	43d	24	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $52,000 Active 36 DOM
2. 2026-06-18
   days on market $52,000 Active 35 DOM
3. 2026-06-17
   days on market $52,000 Active 34 DOM
4. 2026-06-16
   days on market $52,000 Active 33 DOM
5. 2026-06-15
   days on market $52,000 Active 32 DOM
6. 2026-06-14
   days on market $52,000 Active 30 DOM
7. 2026-06-13
   days on market $52,000 Active 29 DOM
8. 2026-06-10
   pricedays on market $52,000 Active 27 DOM
9. 2026-06-09
   days on market $55,000 Active 26 DOM
10. 2026-06-08
    days on market $55,000 Active 25 DOM
11. 2026-06-07
    days on market $55,000 Active 24 DOM
12. 2026-06-05
    days on market $55,000 Active 21 DOM
13. 2026-06-03
    days on market $55,000 Active 20 DOM
14. 2026-06-02
    days on market $55,000 Active 19 DOM
15. 2026-06-01
    days on market $55,000 Active 18 DOM
16. 2026-05-31
    days on market $55,000 Active 17 DOM
17. 2026-05-30
    days on market $55,000 Active 16 DOM
18. 2026-05-14
    listed $55,000 Active 455-char remark

ⓘ 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: $20,396
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$1,513
• Taxable income: $11,667
• Est. tax owed @ 24.0%: −$2,800
• After-tax cash flow: $9,001/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom cleaning · Dirty tub and shower curtain	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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 — 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 · 91,667 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: 1475.0

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
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

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