5050 E Dean Ave · Flagstaff, AZ 86004

$131,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 11 Days on market

Built 1999 5,530 sqft lot ↓ 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This generously sized manufactured home offers 4 bedrooms, 2 bathrooms, and a versatile floor plan. The spacious primary suite includes an adjoining bonus room that would make an ideal nursery, craft room, home office, media room or private retreat-the possibilities are endless! Enjoy both a living room and a separate family room, providing plenty of space for relaxing and entertaining. The family room features a cozy gas-insert fireplace, perfect for cooler evenings. For added convenience the refrigerator, washer and dryer are all included with the sale. Outside, you will find 2 storage sheds, a covered front porch, complete with a porch swing. While this home could benefit from a little

Key facts

• Covered front porch
• Gas-insert fireplace
• Bonus room

Tags

• BONUS ROOM
• GAS-INSERT FIREPLACE
• COVERED FRONT PORCH
• STORAGE SHEDS

Property features AI

Finance

• Other: Property is on a land lease

Exterior

• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Cable available; Phone available
• Home design: Double wide manufactured home; Year built per county
• Construction: Pillar/post/pier foundation
• Exterior features: Partial fencing; Shed(s); Level lot; Paved public road access

Interior

• Kitchen: Gas range
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas forced air heating; Ceiling fans for cooling
• Interior features: Eat-in kitchen; Pantry; Fireplace insert

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $131k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $131k).
• Cap rate 29.1% 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; 3 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).
• At $4,297/mo this rent would consume 64% of the median local household income ($81k/yr) (locally 1475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $906 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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

• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.28% ✓
• Cap rate: 29.10%
• Cash-on-cash: 81.44%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 80.1%
• Equity multiple: 4.58×
• Total profit: $131,368
• Equity at exit: $19,533

10-year hold

• IRR: 83.2%
• Equity multiple: 9.04×
• Total profit: $294,826
• Equity at exit: $11,326

Cash invested: $36,680 (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: $4,297 medium
• Mortgage (P&I): −$687
• Tax est. 1.5%: −$164 /mo · $1,965/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$902
• Net cashflow: $2,489

Break-even live

Break-even rent $1,146

Max offer price $131,000

Occupancy floor 37%

Sensitivity live

Price	-10% $2,580	-5% $2,535	+0% $2,489	+5% $2,444	+10% $2,399
Rent	-10% $2,150	-5% $2,320	+0% $2,489	+5% $2,659	+10% $2,829
Rate	-1.0pp $2,555	-0.5pp $2,523	base $2,489	+0.5pp $2,455	+1.0pp $2,421

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3950 E Philip Ave Flagstaff, AZ	3.0	2.0	1560	$2,600	$1.67	44d	1	1.22mi
3844 Jacamar Dr Flagstaff, AZ	3.0	2.5	1932	$3,000	$1.55	44d	1	1.47mi
5420 Cassi Ln Unit 1257804P Flagstaff, AZ	5.0	3.0	2798	$8,936	$3.19	44d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $131,000 Active 11 DOM
2. 2026-06-17
   days on market $131,000 Active 10 DOM
3. 2026-06-16
   days on market $131,000 Active 9 DOM
4. 2026-06-15
   days on market $131,000 Active 8 DOM
5. 2026-06-14
   days on market $131,000 Active 6 DOM
6. 2026-06-13
   days on market $131,000 Active 5 DOM
7. 2026-06-10
   days on market $131,000 Active 3 DOM
8. 2026-06-09
   days on market $131,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $131,000 Active 1 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥88°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: $51,563
• − Mortgage interest: −$7,338
• − Property taxes: −$1,965
• − Insurance: −$655
• − Repairs & maintenance: −$4,125
• − Management: −$4,125
• − Depreciation: −$3,811
• Taxable income: $29,544
• Est. tax owed @ 24.0%: −$7,091
• After-tax cash flow: $22,781/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: 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

-20.6% since first listed

3 events — show timeline

• 2026-06-06 Listed $131,000 NAZMLS
• 2021-07-13 Listing Removed — NAZMLS
• 2021-06-25 Listed $165,000 NAZMLS

Property tax history

+3.2%/yr

Latest (2025): $249 · +3.0% YoY. Source: county tax records.