150 E Minnow Cove Cv · Roosevelt, AZ 85545

$189,900

3 bd · 2.5 ba · 672 sqft · Manufactured public records · 487 Days on market

Built 1969 7,405 sqft lot

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +5.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• 1% rule +1.4/10.0

Listing remarks

Roosevelt AZ this property features 2 bed 1 1/2 bath 12 x 60 mobile PLUS 20x20cabin guest quarters with 3/4 Ba Located just minutes to Roosevelt Lake and 25 min to Globe Miami area Fenced with fruit trees, ample covered parking plus two storage bldgs. Some Updates include new electric service, windows, 4 new mini split HVAC 5units, metal roofing, new hot water heater, rear privacy fencing Call today for more information

Key facts

• New electric service
• Guest quarters
• Covered parking

Tags

• GUEST QUARTERS
• FENCED
• FRUIT TREES
• COVERED PARKING
• STORAGE BLDGS
• NEW ELECTRIC SERVICE

Property features AI

Exterior

• Parking: Attached parking; Carport (3 spaces); RV access/parking with gated RV area; No garage
• Security: Smoke detector(s)
• Utilities: Electricity available; Propane; Septic tank
• Home design: Residential mobile home; Multi/split levels; Metal roof
• Construction: Wood siding; Metal siding; Frame construction
• Exterior features: Covered patio; Patio; Chain-link fencing; Landscaped lot; Has view; Guest house

Interior

• Kitchen: Refrigerator; Gas range; Eat-in kitchen; Breakfast bar
• Bedrooms: Master downstairs
• Flooring: Concrete; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Breakfast bar; Eat-in kitchen; In-law floorplan; Master suite on main level; Double pane windows; Smoke detectors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (35.6% below list).
• Recommended offer: $122k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 39/100 on livability (#405 in AZ) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Market conditions: 9 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 487 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $190k implies a 322% gain — meaningful room to come down on a strong offer.

Recommended offer $122,254 (35.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 487 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.64% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.28×
• Total profit: $14,902
• Equity at exit: $87,161

10-year hold

• IRR: 7.8%
• Equity multiple: 2.21×
• Total profit: $64,253
• Equity at exit: $135,720

Cash invested: $53,172 (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 85545

• Home prices YoY: 3.1%
• Active inventory: 9
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-150

Break-even live

Break-even rent $1,412

Max offer price $163,444

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-96	+0% $-150	+5% $-204	+10% $-257
Rent	-10% $-246	-5% $-198	+0% $-150	+5% $-101	+10% $-53
Rate	-1.0pp $-54	-0.5pp $-101	base $-150	+0.5pp $-199	+1.0pp $-249

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $189,900 Active 487 DOM
2. 2026-06-18
   days on market $189,900 Active 486 DOM
3. 2026-06-17
   days on market $189,900 Active 485 DOM
4. 2026-06-16
   days on market $189,900 Active 484 DOM
5. 2026-06-15
   days on market $189,900 Active 483 DOM
6. 2026-06-14
   days on market $189,900 Active 481 DOM
7. 2026-06-12
   days on market $189,900 Active 480 DOM
8. 2026-06-09
   days on market $189,900 Active 477 DOM
9. 2026-06-08
   days on market $189,900 Active 476 DOM
10. 2026-06-07
    days on market $189,900 Active 475 DOM
11. 2026-06-05
    days on market $189,900 Active 473 DOM
12. 2026-06-02
    days on market $189,900 Active 470 DOM
13. 2026-06-01
    days on market $189,900 Active 469 DOM
14. 2026-05-31
    days on market $189,900 Active 468 DOM
15. 2026-05-31
    days on market $189,900 Active 467 DOM
16. 2026-05-01
    price $189,900
17. 2026-01-14
    price $195,000
18. 2025-05-01
    price $199,000
19. 2025-02-18
    listed $206,000 Active
20. 2002-07-15
    soldstatus $45,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$766/yr (+$64/mo · 157.3%)

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

Taxation est. · year 1

• Rental income: $14,670
• − Mortgage interest: −$10,637
• − Property taxes: −$487
• − Insurance: −$950
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$5,524
• Taxable loss: −$5,275
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $-531/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)

No district data.

Livability — Roosevelt

• Score: 39/100
• State rank: #405
• US rank: #27426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 669

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 16% Black 1%
• Common ancestry: Scottish 5% Iranian 4% Italian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 105.2235
• 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

+322.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $189,900 CAAR
• 2026-01-14 Price Changed $195,000 CAAR
• 2025-05-01 Price Changed $199,000 CAAR
• 2025-02-18 Listed $206,000 CAAR
• 2002-07-15 Sold (Public Records) $45,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $487 · +5.6% YoY. Source: county tax records.