2401 W Route 66 #90 · Flagstaff, AZ 86001

$99,000

2 bd · 1.0 ba · 804 sqft · Manufactured · 126 Days on market

Built 1986 Fair condition $123/sqft · 31% above area Est $75k · 31% over ↓ 34% since listing

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Unit can be moved if the new buyer desires. Escape to mountain serenity in this beautifully updated, fully furnished 2-bedroom, 1-bath retreat nestled in Wildwood, a highly sought-after 55+ community. Whether you're looking for a peaceful seasonal escape or a comfortable full-time residence, this move-in-ready home is truly turn-key and priced to sell. Please note that the community amenities fee is 1,495/mo. Enjoy worry-free living with a newer roof and HVAC system--both just two years old--plus thoughtful upgrades throughout. Highlights include durable Trex decking, brand-new windows and sliding glass doors, and a stylish blend of plush carpet and modern LVP flooring. Start your mornings on the deck with a cup of coffee, breathing in the crisp mountain air and soaking up the relaxed pace of community living. Wildwood offers exceptional amenities, including a heated pool and spa, clubhouse with billiards room, and a fully equipped fitness center. Scenic walking trails are just steps away, and you're only five minutes from shopping, dining, and everyday conveniences. The monthly amenities fee adds tremendous value, covering landscaping, winter snow removal, professional community management, and a full calendar of social activities. Pet-friendly and designed for easy living, this welcoming neighborhood lets you enjoy every season without the hassle of upkeep. This charming mountain home is ready to welcome you schedule your private tour today and experience the Wildwood lifestyle for yourself.

Key facts

• Newer roof
• Plush carpet
• Trex decking

Tags

• NEWER ROOF
• NEW HVAC SYSTEM
• TREX DECKING
• NEW WINDOWS
• NEW SLIDING GLASS DOORS
• PLUSH CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: Manuel Demiguel Elementary School (math 39% / reading 55%, grade D-, #308 of 1,109 statewide, top 29%, 579 students, 19% FRL); Mount Elden Middle School (math 16% / reading 23%, grade F, #134 of 218 statewide, top 63%, 757 students, 51% FRL); Flagstaff High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,620 students, 25% FRL).
• Market conditions: Rents flat; 281 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 + 0.6% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.15% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.04%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $75,419
• List price: $99,000
• Delta: 31.27%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 W Route 66 #21	0.27mi	2/1.0	791 (-2%)	1mo	$69,900	$88	84
2401 W Route 66 #104	0.00mi	2/1.0	741 (-8%)	16mo	$99,500	$134	74
2500 W Rte 66 #67	0.25mi	2/1.0	728 (-10%)	15mo	$92,000	$126	60
2500 W Route 66 #1	0.22mi	2/2.0	896 (+11%)	9mo	$70,000	$78	59
2500 W Route 66 #65	0.22mi	2/2.0	896 (+11%)	11mo	$100,000	$112	58
2401 W Route 66 Dr #66	0.17mi	2/2.0	868 (+8%)	22mo	$161,500	$186	56
2500 W Route 66 #27	0.22mi	3/2.0 (+1)	896 (+11%)	12mo	$84,000	$94	52
2500 W Rte 66 -- #23	0.38mi	3/2.0 (+1)	869 (+8%)	22mo	$112,000	$129	42
2500 W Route 66 #49	0.38mi	3/2.0 (+1)	896 (+11%)	17mo	$90,000	$100	40

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 2.37×
• Total profit: $38,005
• Equity at exit: $14,761

10-year hold

• IRR: 39.2%
• Equity multiple: 4.23×
• Total profit: $89,501
• Equity at exit: $8,560

Cash invested: $27,720 (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 →

ZIP-level market 86001

• Rents YoY: 0.6%
• Active inventory: 281
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $928

Break-even live

Break-even rent $950

Max offer price $99,000

Occupancy floor 51%

Sensitivity live

Price	-10% $996	-5% $962	+0% $928	+5% $894	+10% $859
Rent	-10% $760	-5% $844	+0% $928	+5% $1,012	+10% $1,096
Rate	-1.0pp $978	-0.5pp $953	base $928	+0.5pp $902	+1.0pp $876

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 S Woody Mountain Rd Flagstaff, AZ	1.0–3.0	1.0–2.0	1078	$2,642	$2.45	45d	77	0.46mi
2292 S Alvan Clark Blvd Flagstaff, AZ	2.0–3.0	1.0–2.0	978	$1,473	$1.51	45d	12	0.64mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	45d	3	0.77mi
1000 W Forest Meadows St Flagstaff, AZ	2.0	2.0	947	$1,925	$2.03	45d	1	0.89mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	958	$2,806	$2.93	45d	11	0.94mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$2,304	$2.63	45d	36	1.05mi
1580 S Plaza Way Flagstaff, AZ	1.0–2.0	1.0–2.0	875	$2,455	$2.81	45d	12	1.07mi
800 W Forest Meadows St Flagstaff, AZ	1.0–3.0	1.0–2.0	847	$2,548	$3.01	45d	32	1.09mi
813 W University Ave Flagstaff, AZ	2.0	1.0–2.0	567	$1,840	$3.25	45d	1	1.13mi
1515 S Yale St Flagstaff, AZ	2.0	1.0–2.0	860	$1,740	$2.02	45d	6	1.14mi
700 W University Ave Flagstaff, AZ	2.0	1.0–2.0	675	$1,735	$2.57	45d	1	1.14mi
600 W University Heights Dr N Flagstaff, AZ	1.0–2.0	1.0–2.0	766	$2,254	$2.94	45d	4	1.38mi
3200 S Litzler Dr Unit 9-236 Flagstaff, AZ	2.0	2.0	776	$1,800	$2.32	45d	1	1.40mi
1200 S Riordan Ranch St Flagstaff, AZ	1.0	1.0	528	$1,525	$2.89	45d	1	1.40mi

Listing history 18 events

1. 2026-06-05
   days on market $99,000 Active 126 DOM
2. 2026-06-03
   days on market $99,000 Active 125 DOM
3. 2026-06-02
   days on market $99,000 Active 124 DOM
4. 2026-06-01
   days on market $99,000 Active 123 DOM
5. 2026-05-31
   days on market $99,000 Active 122 DOM
6. 2026-05-30
   days on market $99,000 Active 121 DOM
7. 2026-01-28
   listed $99,000 Active 1527-char remark

   Show marketing remark (1527 chars)

   *Unit can be moved if the new buyer desires. Escape to mountain serenity in this beautifully updated, fully furnished 2-bedroom, 1-bath retreat nestled in Wildwood, a highly sought-after 55+ community. Whether you're looking for a peaceful seasonal escape or a comfortable full-time residence, this move-in-ready home is truly turn-key and priced to sell. Please note that the community amenities fee is 1,495/mo. Enjoy worry-free living with a newer roof and HVAC system--both just two years old--plus thoughtful upgrades throughout. Highlights include durable Trex decking, brand-new windows and sliding glass doors, and a stylish blend of plush carpet and modern LVP flooring. Start your mornings on the deck with a cup of coffee, breathing in the crisp mountain air and soaking up the relaxed pace of community living. Wildwood offers exceptional amenities, including a heated pool and spa, clubhouse with billiards room, and a fully equipped fitness center. Scenic walking trails are just steps away, and you're only five minutes from shopping, dining, and everyday conveniences. The monthly amenities fee adds tremendous value, covering landscaping, winter snow removal, professional community management, and a full calendar of social activities. Pet-friendly and designed for easy living, this welcoming neighborhood lets you enjoy every season without the hassle of upkeep. This charming mountain home is ready to welcome you schedule your private tour today and experience the Wildwood lifestyle for yourself.

8. 2026-01-26
   historical
9. 2025-12-06
   historical
10. 2025-12-05
    listed $119,000 Active
11. 2025-10-01
    price $119,000
12. 2025-06-10
    historical
13. 2025-06-06
    listed $120,000 Active
14. 2025-06-04
    historical
15. 2025-02-24
    listed $140,900 Active
16. 2025-02-03
    price $140,900
17. 2024-10-31
    price $145,900
18. 2024-10-18
    listed $149,000 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 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: $25,494
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$2,880
• Taxable income: $10,212
• Est. tax owed @ 24.0%: −$2,451
• After-tax cash flow: $8,682/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 Cosmetic rehab

This 2-bedroom, 1-bath home in Wildwood, a 55+ community, is move-in ready with a newer roof and HVAC system. It has average interior walls and flooring, and minor repairs are needed in the kitchen and bathroom. The home has good curb appeal and could benefit from fresh paint and updated flooring to increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Minor kitchen flooring — carpeted floor
• Minor interior walls — some paint wear

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace carpet with hardwood flooring — hardwood flooring is more durable and aesthetically pleasing
• Resale install new kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale install new bathroom vanity — new vanity improves functionality and aesthetics
• Resale install new flooring in kitchen — new flooring improves functionality and aesthetics
• Rental paint interior walls — fresh paint improves curb appeal and attracts tenants
• Rental install new kitchen cabinets — new cabinets improve functionality and aesthetics
• Rental install new bathroom vanity — new vanity improves functionality and aesthetics
• Rental install new flooring in kitchen — new flooring improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
kitchen flooring · carpeted floor	Minor	$500–3,000
interior walls · some paint wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace carpet with hardwood flooring — hardwood flooring is more durable and aesthetically pleasing ↑
• Resale install new kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale install new bathroom vanity — new vanity improves functionality and aesthetics ↑
• Resale install new flooring in kitchen — new flooring improves functionality and aesthetics ↑
• Rental paint interior walls — fresh paint improves curb appeal and attracts tenants ↑
• Rental install new kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Rental install new bathroom vanity — new vanity improves functionality and aesthetics ↑
• Rental install new flooring in kitchen — new flooring improves functionality and aesthetics ↑

ⓘ 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): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 3117.0

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 0.59)
• Race & ethnicity: White 62% Hispanic / Latino 15% Native American 12% Two or more races 9% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -488.37%
• Current HPI: 393.2551
• Rent YoY: ▲ 0.55%
• 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

-33.6% since first listed

12 events — show timeline

• 2026-01-28 Listed $99,000 NAZMLS
• 2026-01-26 Listing Removed — NAZMLS
• 2025-12-06 Listing Removed — NAZMLS
• 2025-12-05 Listed $119,000 NAZMLS
• 2025-10-01 Price Changed $119,000 NAZMLS
• 2025-06-10 Listing Removed — ARMLS
• 2025-06-06 Listed $120,000 NAZMLS
• 2025-06-04 Listing Removed — NAZMLS
• 2025-02-24 Listed $140,900 ARMLS
• 2025-02-03 Price Changed $140,900 NAZMLS
• 2024-10-31 Price Changed $145,900 NAZMLS
• 2024-10-18 Listed $149,000 NAZMLS