5011 Rim Wood Rd · Strawberry, AZ 85544

$199,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured public records · 89 Days on market

Built 1997 9,147 sqft lot Est $238k · 16% under

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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).

• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.7/10.0

Listing remarks

Here is a chance to get your foot in the door to owning property in Strawberry. Small, fixer- upper single wide. Lot has water meter, septic system and all utilities. Mature trees and room to park an RV

Key facts

• Water meter
• Room to park an rv
• Septic system

Tags

• WATER METER
• SEPTIC SYSTEM
• MATURE TREES
• ROOM TO PARK AN RV

Property features AI

Exterior

• Parking: No dedicated parking listed
• Utilities: Propane available; Electricity available; Phone available; Cable available; Septic tank
• Home design: Manufactured home (residential); Single-story entry
• Construction: Wood siding construction
• Exterior features: Covered patio/porch; Partial fencing; Lot roughly 0.21 acres (dimensions: 64 x 131 x 90 x 115)

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: Primary bedroom downstairs
• Flooring: Concrete; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with propane; Has cooling
• Interior features: Master bedroom located on the main level; Wood burning stove in the living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (42.8% below list).
• Recommended offer: $114k (42.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.6% in Strawberry — 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 58/100 on livability (#205 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living B+; Watch: schools D+, employment D+, amenities F.
• Pine Strawberry Elementary District (4214) (rural): math 50% / reading 50% proficiency, ranked #126 of 501 in AZ (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 185 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $113,858 (42.8% 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 89 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
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: 0.57% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $237,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8688 W Lufkin Dr	0.23mi	2/2.0	936 (-9%)	4mo	$285,000	$304	72
5094 N Marys Way	0.33mi	1/1.0 (-1)	965 (-6%)	7mo	$204,000	$211	60
5289 N Strawberry Ln N	0.46mi	2/2.0	1,024 (0%)	23mo	$238,000	$232	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $90,205
• Equity at exit: $179,275

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $279,653
• Equity at exit: $386,613

Cash invested: $55,720 (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 85544

• Home prices YoY: 11.8%
• Active inventory: 185
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-284

Break-even live

Break-even rent $1,498

Max offer price $148,867

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $199,000 Active 89 DOM
2. 2026-06-18
   days on market $199,000 Active 88 DOM
3. 2026-06-17
   days on market $199,000 Active 87 DOM
4. 2026-06-16
   days on market $199,000 Active 86 DOM
5. 2026-06-15
   days on market $199,000 Active 85 DOM
6. 2026-06-14
   days on market $199,000 Active 83 DOM
7. 2026-06-12
   days on market $199,000 Active 82 DOM
8. 2026-06-09
   days on market $199,000 Active 79 DOM
9. 2026-06-08
   days on market $199,000 Active 78 DOM
10. 2026-06-07
    days on market $199,000 Active 77 DOM
11. 2026-06-05
    days on market $199,000 Active 75 DOM
12. 2026-06-03
    days on market $199,000 Active 73 DOM
13. 2026-06-02
    days on market $199,000 Active 72 DOM
14. 2026-06-01
    days on market $199,000 Active 71 DOM
15. 2026-05-31
    days on market $199,000 Active 70 DOM
16. 2026-05-31
    days on market $199,000 Active 69 DOM
17. 2026-03-21
    listed $199,000 Active
18. 2007-01-12
    soldstatus $125,000
19. 2007-01-02
    soldstatus $86,000
20. 2003-09-17
    soldstatus $80,000
21. 2000-11-03
    soldstatus $79,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$632/yr (+$53/mo · 92.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 21% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 21 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: $13,663
• − Mortgage interest: −$11,147
• − Property taxes: −$681
• − Insurance: −$995
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$5,789
• Taxable loss: −$7,136
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $-1,693/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: Pine Strawberry Elementary District (4214)
• NCES district ID: 0406510
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $47,067
• Composite: 44.53/100
• National rank: #6057
• State rank: #126 of 501 in AZ

Livability — Strawberry

• Score: 58/100
• State rank: #205
• US rank: #20834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strawberry, AZ
• Population (ZIP): 2,780

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 4% Iranian 4% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 47.04%
• Current HPI: 444.3421
• 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

+151.9% since first listed

5 events — show timeline

• 2026-03-21 Listed $199,000 CAAR
• 2007-01-12 Sold (Public Records) $125,000 Public Records
• 2007-01-02 Sold (Public Records) $86,000 Public Records
• 2003-09-17 Sold (Public Records) $80,000 Public Records
• 2000-11-03 Sold (Public Records) $79,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $681 · +7.1% YoY. Source: county tax records.