303 W Center St #5 · Snowflake, AZ 85939

$45,000

2 bd · 1.0 ba · 910 sqft · Manufactured · 55 Days on market

Built 1978 Fair condition 0.40 ac lot ↓ 31% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 2 bedroom, 1 bath manufactured home (910 SF) in a well-kept mobile home park at 303 W Center #5. Priced at $55,000 with low lot rent of $250/month. Single-level layout, fenced yard -- ideal starter home or investment. Buyer to verify room sizes, utilities, and park rules. showings available by appointment.

Key facts

• 0.4 acre lot
• Built 1978
• Listed 55 days

Property features AI

Finance

• Financial info: Land is leased (monthly lease $250)
• HOA & community: No HOA

Exterior

• Utilities: Public sewer; Water available; Sewer available; Power available; APS electric service available; Individual electric metering available; Natural gas available; Telephone service available
• Home design: Manufactured/Mobile home; Single wide; Located in a mobile home park with leased land (monthly lot lease $250)
• Construction: Manufactured construction; Flat roof
• Exterior features: Trees on property; Road maintenance by city; Property adjoins private land

Interior

• Kitchen: Gas range
• Flooring: Carpet; Linoleum
• Bathrooms: Full bathroom
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: No fireplace; Carpet and linoleum flooring
• Laundry & utility: Laundry located in hallway

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$222,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.7% vs local median 2.9% in Snowflake — 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 69/100 on livability (#46 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Snowflake Unified District (4391) (town): math 55% / reading 53% proficiency, ranked #36 of 249 in AZ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Primary School (math 62% / reading 52%, grade C+, #180 of 1,109 statewide, top 17%, 525 students, 45% FRL); Snowflake Junior High School (math 51% / reading 52%, grade C, #22 of 218 statewide, top 10%, 486 students, 44% FRL); Snowflake High School (math 47% / reading 52%, grade D, #38 of 381 statewide, top 11%, 943 students, 30% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 48 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 485 units permitted in Navajo County in 2024 (11 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Navajo County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.19% ✓
• Cap rate: 37.71%
• Cash-on-cash: 112.21%
• DSCR: 5.99
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $222,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 S 1St Street St W	0.46mi	2/2.0	840 (-8%)	20mo	$205,000	$244	45

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: —
• Equity multiple: 6.38×
• Total profit: $67,774
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.36×
• Total profit: $155,756
• Equity at exit: $3,891

Cash invested: $12,600 (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 85939

• Home prices YoY: -3.0%
• Active inventory: 48
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,178

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,209	-5% $1,194	+0% $1,178	+5% $1,163	+10% $1,147
Rent	-10% $1,029	-5% $1,104	+0% $1,178	+5% $1,253	+10% $1,327
Rate	-1.0pp $1,201	-0.5pp $1,190	base $1,178	+0.5pp $1,167	+1.0pp $1,155

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 W 6th St S Snowflake, AZ	3.0	2.0	1100	$1,885	$1.71	15d	1	0.68mi
731 W 6th South St Snowflake, AZ	3.0	2.0	1100	$1,885	$1.71	45d	1	0.69mi

Listing history 18 events

1. 2026-06-17
   status $45,000 Pending 55 DOM
2. 2026-06-17
   days on market $45,000 Active 55 DOM
3. 2026-06-16
   days on market $45,000 Active 54 DOM
4. 2026-06-15
   days on market $45,000 Active 53 DOM
5. 2026-06-14
   days on market $45,000 Active 51 DOM
6. 2026-06-13
   days on market $45,000 Active 50 DOM
7. 2026-06-10
   days on market $45,000 Active 48 DOM
8. 2026-06-09
   days on market $45,000 Active 47 DOM
9. 2026-06-08
   days on market $45,000 Active 46 DOM
10. 2026-06-07
    days on market $45,000 Active 45 DOM
11. 2026-06-05
    days on market $45,000 Active 42 DOM
12. 2026-06-03
    days on market $45,000 Active 41 DOM
13. 2026-06-02
    days on market $45,000 Active 40 DOM
14. 2026-06-01
    days on market $45,000 Active 39 DOM
15. 2026-05-31
    days on market $45,000 Active 38 DOM
16. 2026-05-30
    days on market $45,000 Active 37 DOM
17. 2026-05-10
    price $55,000 319-char remark
18. 2026-04-23
    listed $65,000 Active 319-char remark

ⓘ 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: $22,620
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$1,309
• Taxable income: $14,271
• Est. tax owed @ 24.0%: −$3,425
• After-tax cash flow: $10,713/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including updating the kitchen, replacing the bathroom fixtures, and improving the exterior. With these updates, it could significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Major bathroom wallpaper — deteriorating and outdated
• Major exterior siding — mobile home appears to be on a trailer

Value-add opportunities

• Resale paint interior walls — fresh paint can significantly improve the home's appearance
• Resale replace kitchen cabinets — new cabinets can enhance the kitchen's functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures can improve the bathroom's functionality and appearance
• Both landscaping — improved landscaping can enhance curb appeal and increase property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom wallpaper · deteriorating and outdated	Major	$15,000–50,000
exterior siding · mobile home appears to be on a trailer	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale paint interior walls — fresh paint can significantly improve the home's appearance ↑
• Resale replace kitchen cabinets — new cabinets can enhance the kitchen's functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures can improve the bathroom's functionality and appearance ↑
• Both landscaping — improved landscaping can enhance curb appeal and 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: Snowflake Unified District (4391)
• NCES district ID: 0407820
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $47,767
• Composite: 45.91/100
• National rank: #2545
• State rank: #36 of 249 in AZ

Livability — Snowflake

• Score: 69/100
• State rank: #46
• US rank: #8817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snowflake, AZ
• Population (ZIP): 3,729

Population outlook (Navajo County) Hauer SSP2

• Today (2025): 105,760 people
• By 2030: 103,301 · -2.3%
• By 2040: 97,070 · -8.2%
• By 2050: 88,850 · -16.0%
• By 2075: 65,180 · -38.4%
• By 2100: 37,281 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Portuguese 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Navajo

• 2024 margin: R (+17.2) · D 40.9% · R 58.1%
• 2008→2024 swing: -5.5pp toward R · 2008: -11.7pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+8.2 2016: R+7.9 2012: R+8.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.79%
• Current HPI: 445.1522
• 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

-30.8% since first listed

4 events — show timeline

• 2026-06-17 Pending — WMMLS
• 2026-05-28 Price Changed $45,000 WMMLS
• 2026-05-10 Price Changed $55,000 WMMLS
• 2026-04-23 Listed $65,000 WMMLS