4422 S Calle Viveza · Fort Mohave, AZ 86426

$189,000

2 bd · 2.0 ba · 1,276 sqft · Land public records · 86 Days on market

Built 1989 6,098 sqft lot $8/mo HOA

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• 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

2 bedroom + A Den and 2 bathroom Manufactored Home Built in 1989, Centrally located in Fort Mohave. Property is on Septic Tan. HOA Comminity with Pool, key changes every year, HOA Fee is $75.00 Per year. Close enough to Hwy 95 and Camp Mohave Roda, but without all the traffic noise.

Key facts

• Large concrete patio
• Fenced yard
• Covered carport

Tags

• FENCED YARD
• BONUS FLEX ROOM
• FULLY REMODELED KITCHEN
• LARGE CONCRETE PATIO
• METAL PRIVACY FENCING
• COVERED CARPORT

Property features AI

Finance

• Other: Lot dimensions approximately 110 x 54; Lot about 0.14 acres
• HOA & community: Homeowners association with $97 annual fee (about $8.08/month); Community pool

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Septic sewer; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property; R1 single-family residential zoning
• Construction: Shingle roof; Home warranty included
• Exterior features: Covered patio; Patio; Back yard fencing; Front yard fencing; Privacy fencing; Community pool; Shed(s); Paved road

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Solid surface counters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Open floorplan; Vaulted ceilings; Window coverings; Accessible full bathroom
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup; Inside laundry; Water softener; Water heater; Water purifier

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $189k.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (11.1% below list).
• Recommended offer: $168k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 10 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 31% 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 $6k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $160k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,103 (11.1% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-29,712
• Equity at exit: $28,181

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-24,612
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$8
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $14

Break-even live

Break-even rent $1,663

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $144	-5% $79	+0% $14	+5% $-51	+10% $-117
Rent	-10% $-119	-5% $-53	+0% $14	+5% $80	+10% $147
Rate	-1.0pp $109	-0.5pp $62	base $14	+0.5pp $-35	+1.0pp $-85

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	14d	1	0.40mi
4658 S Reyes Adobe Dr Fort Mohave, AZ	3.0	2.0	1600	$2,400	$1.50	14d	1	0.55mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	14d	1	0.81mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	14d	1	0.83mi
4072 S Cassidy Dr Fort Mohave, AZ	2.0	2.0	1140	$1,550	$1.36	14d	1	1.23mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	14d	1	1.28mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	14d	1	1.33mi
1621 Central Ave Bullhead City, AZ	3.0	2.0	1244	$1,700	$1.37	14d	1	1.40mi
1665 Central Ave Bullhead City, AZ	3.0	2.0	1714	$1,800	$1.05	14d	1	1.41mi
1765 Central Ave Bullhead City, AZ	2.0	2.0	968	$1,100	$1.14	22d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-10
   days on market $189,000 Active 86 DOM
2. 2026-06-09
   days on market $189,000 Active 85 DOM
3. 2026-06-08
   days on market $189,000 Active 84 DOM
4. 2026-06-07
   days on market $189,000 Active 83 DOM
5. 2026-06-05
   days on market $189,000 Active 80 DOM
6. 2026-06-03
   days on market $189,000 Active 79 DOM
7. 2026-06-02
   days on market $189,000 Active 78 DOM
8. 2026-06-01
   days on market $189,000 Active 77 DOM
9. 2026-05-31
   days on market $189,000 Active 76 DOM
10. 2026-05-30
    days on market $189,000 Active 75 DOM
11. 2026-03-16
    listed $189,000 Active
12. 2022-06-03
    soldstatus $160,000 284-char remark

    Show marketing remark (284 chars)

    2 bedroom + A Den and 2 bathroom Manufactored Home Built in 1989, Centrally located in Fort Mohave. Property is on Septic Tan. HOA Comminity with Pool, key changes every year, HOA Fee is $75.00 Per year. Close enough to Hwy 95 and Camp Mohave Roda, but without all the traffic noise.

13. 2022-05-31
    soldstatus $160,000
14. 2022-02-26
    listed $165,000 284-char remark

    Show marketing remark (284 chars)

    2 bedroom + A Den and 2 bathroom Manufactored Home Built in 1989, Centrally located in Fort Mohave. Property is on Septic Tan. HOA Comminity with Pool, key changes every year, HOA Fee is $75.00 Per year. Close enough to Hwy 95 and Camp Mohave Roda, but without all the traffic noise.

15. 2019-10-02
    soldstatus $25,000 134-char remark

    Show marketing remark (134 chars)

    White Picket Fence in the 'burbs - Fix up affixed doublewide close to Fort Mohave and Hwy 95 - a little TLC and this will be fine home

16. 2019-02-28
    listed $30,000 134-char remark

    Show marketing remark (134 chars)

    White Picket Fence in the 'burbs - Fix up affixed doublewide close to Fort Mohave and Hwy 95 - a little TLC and this will be fine home

17. 1987-07-01
    soldstatus $9,900

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 15 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: $20,172
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$96
• − Depreciation: −$5,498
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $890/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

+1809.1% since first listed

7 events — show timeline

• 2026-03-16 Listed $189,000 WARDEX
• 2022-06-03 Sold (MLS) $160,000 WARDEX
• 2022-05-31 Sold (Public Records) $160,000 Public Records
• 2022-02-26 Listed $165,000 WARDEX
• 2019-10-02 Sold (MLS) $25,000 WARDEX
• 2019-02-28 Listed $30,000 WARDEX
• 1987-07-01 Sold (Public Records) $9,900 Public Records

Property tax history

-3.0%/yr

Latest (2025): $315 · +9.4% YoY. Source: county tax records.