4539 S Calle Del Media · Fort Mohave, AZ 86426

$170,000

2 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 186 Days on market

Built 1988 1.25 ac lot Est $290k · 41% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great custom SiteBuilt house. Each bedroom has it's own bathroom and access to the outside! Sunken Living room. Recently painted, NEW 16 SEER AC unit (Sept '16), Outdoor wet bar, all furniture is staying: washer, dryer refridg, stove. 1.25 acres = enough room for your RV, toys etc, Kitchen has 2 'lazy Susans' 2 x 8 construction, outside siding. All elect home with well. Free Standing Fireplace stays, 7' high garage entrance

Key facts

• Allowed horses
• Fully fenced
• Newly paved road

Tags

• FULLY FENCED
• NEWLY PAVED ROAD
• ALLOWED HORSES
• PLENTY OF ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.2% in Fort Mohave — 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 65/100 on livability (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 376 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $143k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $290,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2542 Martin Pl	0.18mi	3/2.0 (+1)	1,470 (-2%)	2mo	$274,990	$187	81
4690 S Lindero Dr	0.31mi	2/2.0	1,477 (-2%)	2mo	$318,000	$215	81
1804 E Aloe Ln	0.19mi	3/2.0 (+1)	1,470 (-2%)	4mo	$283,990	$193	79
1811 E Camino Colorado	0.26mi	3/2.0 (+1)	1,470 (-2%)	4mo	$250,000	$170	76
1784 E Aloe Ln	0.17mi	3/2.0 (+1)	1,619 (+8%)	4mo	$289,990	$179	71
1778 E Aloe Ln	0.16mi	3/2.0 (+1)	1,619 (+8%)	4mo	$289,990	$179	71
4756 S Fawn Ln	0.48mi	3/2.0 (+1)	1,448 (-4%)	4mo	$329,900	$228	63
1796 E Aloe Ln	0.18mi	3/2.0 (+1)	1,290 (-14%)	4mo	$267,990	$208	60
4743 S Castilla Dr	0.46mi	2/2.0	1,336 (-11%)	1mo	$249,900	$187	59
1863 E La Entrada Pl	0.42mi	3/3.0 (+1)	1,606 (+7%)	3mo	$315,000	$196	58
1832 E Calle Agrada Dr	0.34mi	3/2.0 (+1)	1,295 (-14%)	4mo	$250,000	$193	53
4894 S Santa Evinita Rd	0.71mi	3/2.0 (+1)	1,353 (-10%)	3mo	$275,000	$203	43

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,120
• Equity at exit: $25,348

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $37,806
• Equity at exit: $14,698

Cash invested: $47,600 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$891
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $451

Break-even live

Break-even rent $1,366

Max offer price $170,000

Occupancy floor 72%

Sensitivity live

Price	-10% $547	-5% $499	+0% $451	+5% $402	+10% $354
Rent	-10% $298	-5% $374	+0% $451	+5% $527	+10% $604
Rate	-1.0pp $536	-0.5pp $494	base $451	+0.5pp $407	+1.0pp $362

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4658 S Reyes Adobe Dr Fort Mohave, AZ	3.0	2.0	1600	$2,400	$1.50	14d	1	0.25mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	14d	1	0.51mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	14d	1	0.54mi
2138 E Amber Dr Fort Mohave, AZ	3.0	2.0	1940	$1,775	$0.91	14d	1	1.07mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	14d	1	1.10mi
4072 S Cassidy Dr Fort Mohave, AZ	2.0	2.0	1140	$1,550	$1.36	14d	1	1.14mi

Listing history 9 events

1. 2026-04-14
   status Pending
2. 2025-11-14
   status Active
3. 2025-11-03
   status Pending
4. 2025-09-29
   listed $170,000 Active
5. 2020-09-16
   listed $215,000
6. 2017-06-02
   soldstatus $143,000 427-char remark

   Show marketing remark (427 chars)

   Great custom SiteBuilt house. Each bedroom has it's own bathroom and access to the outside! Sunken Living room. Recently painted, NEW 16 SEER AC unit (Sept '16), Outdoor wet bar, all furniture is staying: washer, dryer refridg, stove. 1.25 acres = enough room for your RV, toys etc, Kitchen has 2 'lazy Susans' 2 x 8 construction, outside siding. All elect home with well. Free Standing Fireplace stays, 7' high garage entrance

7. 2017-06-02
   soldstatus $143,000

   Show marketing remark (427 chars)

   Great custom SiteBuilt house. Each bedroom has it's own bathroom and access to the outside! Sunken Living room. Recently painted, NEW 16 SEER AC unit (Sept '16), Outdoor wet bar, all furniture is staying: washer, dryer refridg, stove. 1.25 acres = enough room for your RV, toys etc, Kitchen has 2 'lazy Susans' 2 x 8 construction, outside siding. All elect home with well. Free Standing Fireplace stays, 7' high garage entrance

8. 2016-11-05
   listed $149,900 427-char remark

   Show marketing remark (427 chars)

   Great custom SiteBuilt house. Each bedroom has it's own bathroom and access to the outside! Sunken Living room. Recently painted, NEW 16 SEER AC unit (Sept '16), Outdoor wet bar, all furniture is staying: washer, dryer refridg, stove. 1.25 acres = enough room for your RV, toys etc, Kitchen has 2 'lazy Susans' 2 x 8 construction, outside siding. All elect home with well. Free Standing Fireplace stays, 7' high garage entrance

9. 1994-09-13
   soldstatus $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $23,236
• − Mortgage interest: −$9,523
• − Property taxes: −$1,402
• − Insurance: −$850
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$4,945
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,735/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.

Schools (NCES district)

• District: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mohave, AZ
• County: Mohave County · 181,906 people
• City population: 15,467
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 15,467
• Household income: $64,551
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 207.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.22%
• Current HPI: 278.7975
• Rent YoY: —
• Metro: Lake Havasu City-Kingman, 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

+78.9% since first listed

9 events — show timeline

• 2026-04-14 Pending — WARDEX
• 2025-11-14 Relisted — WARDEX
• 2025-11-03 Pending — WARDEX
• 2025-09-29 Listed $170,000 WARDEX
• 2020-09-16 Listed $215,000 WARDEX
• 2017-06-02 Sold (Public Records) $143,000 Public Records
• 2017-06-02 Sold (MLS) $143,000 WARDEX
• 2016-11-05 Listed $149,900 WARDEX
• 1994-09-13 Sold (Public Records) $95,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,402 · +9.4% YoY. Source: county tax records.