4230 N Az 87 Hwy #2 · Pine, AZ 85544

$40,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 244 Days on market

Built 1969 Est $29k · 36% over

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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
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Get out of the heat affordably. Recently completely remodeled with all new plumbing, electric, water heater, paint, vinyl plank flooring, dual pane windows, new doors, a completely remodeled bath with walk in shower, granite counters in kitchen & bath, and designer touches throughout. Full length awning with private paver patio and a storage shed. New range and refrigerator to remain with full price offer. Away from the highway in a clean all ages park. Space rent is $350 monthly and includes trash & sewer. Breakfast bar is not attached and does not convey.

Key facts

• Full length awning
• New wiring
• Fresh paint

Tags

• COMPLETELY REMODELED HOME
• NEW WIRING
• FRESH PAINT
• FULL LENGTH AWNING
• PRIVATE PATIO
• STORAGE SHED

Property features AI

Finance

• Other: Zoning: C2/TR
• Financial info: $80 annual tax
• HOA & community: Located in Country Meadows Mobile Home Park

Exterior

• Parking: Shared driveway
• Utilities: Sewer connected; Electricity available; Cable available
• Home design: Residential mobile home; Single-story (mobile home)
• Construction: Aluminum siding; Wood siding; Frame construction; Metal roof; Built by DeRose
• Exterior features: Covered patio; Patio; Partial wood fencing; Many trees

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Electric range
• Bedrooms: Master downstairs
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall furnace; Has cooling
• Interior features: Master bedroom on the main floor; Double-pane windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 1.1% in Pine — 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 56/100 on livability (#250 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: cost of living D+, amenities F, commute 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.
• Zoned schools: Pine Strawberry Elementary School (math 32% / reading 47%, grade F, #398 of 1,109 statewide, top 37%, 96 students, 47% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 193 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 $4k of equity ($277 loan paydown + $4k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.57% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.30%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $29,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4230 N State Rte 87 #8	0.00mi	1/1.0 (-1)	600 (0%)	22mo	$29,500	$49	77

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: 69.9%
• Equity multiple: 5.99×
• Total profit: $55,860
• Equity at exit: $36,035

10-year hold

• IRR: 63.6%
• Equity multiple: 13.30×
• Total profit: $137,745
• Equity at exit: $77,711

Cash invested: $11,200 (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: 193
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $535

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 43%

Sensitivity live

Price	-10% $562	-5% $549	+0% $535	+5% $521	+10% $507
Rent	-10% $454	-5% $494	+0% $535	+5% $575	+10% $616
Rate	-1.0pp $555	-0.5pp $545	base $535	+0.5pp $524	+1.0pp $514

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $40,000 Active 244 DOM
2. 2026-06-19
   days on market $40,000 Active 242 DOM
3. 2026-06-18
   days on market $40,000 Active 241 DOM
4. 2026-06-17
   days on market $40,000 Active 240 DOM
5. 2026-06-16
   days on market $40,000 Active 239 DOM
6. 2026-06-15
   days on market $40,000 Active 238 DOM
7. 2026-06-14
   days on market $40,000 Active 236 DOM
8. 2026-06-12
   days on market $40,000 Active 235 DOM
9. 2026-06-09
   days on market $40,000 Active 232 DOM
10. 2026-06-08
    days on market $40,000 Active 231 DOM
11. 2026-06-07
    days on market $40,000 Active 230 DOM
12. 2026-06-05
    days on market $40,000 Active 228 DOM
13. 2026-06-03
    days on market $40,000 Active 226 DOM
14. 2026-06-02
    days on market $40,000 Active 225 DOM
15. 2026-06-01
    price $40,000 Active 224 DOM
16. 2026-06-01
    days on market $45,000 Active 224 DOM
17. 2026-05-31
    days on market $45,000 Active 223 DOM
18. 2026-05-31
    days on market $45,000 Active 222 DOM
19. 2026-05-12
    status Active
20. 2026-05-07
    status Pending
21. 2026-02-25
    price $45,000
22. 2025-10-15
    listed $50,000 Active
23. 2022-07-29
    soldstatus $45,000 576-char remark

    Show marketing remark (576 chars)

    Get out of the heat affordably. Recently completely remodeled with all new plumbing, electric, water heater, paint, vinyl plank flooring, dual pane windows, new doors, a completely remodeled bath with walk in shower, granite counters in kitchen & bath, and designer touches throughout. Full length awning with private paver patio and a storage shed. New range and refrigerator to remain with full price offer. Away from the highway in a clean all ages park. Space rent is $350 monthly and includes trash & sewer. Breakfast bar is not attached and does not convey.

24. 2022-04-23
    listed $45,000 576-char remark

    Show marketing remark (576 chars)

    Get out of the heat affordably. Recently completely remodeled with all new plumbing, electric, water heater, paint, vinyl plank flooring, dual pane windows, new doors, a completely remodeled bath with walk in shower, granite counters in kitchen & bath, and designer touches throughout. Full length awning with private paver patio and a storage shed. New range and refrigerator to remain with full price offer. Away from the highway in a clean all ages park. Space rent is $350 monthly and includes trash & sewer. Breakfast bar is not attached and does not convey.

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 23 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: $12,322
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,164
• Taxable income: $6,146
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $4,942/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 — Pine

• Score: 56/100
• State rank: #250
• US rank: #22876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine, AZ
• City population: 2,780
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-12 Relisted — CAAR
• 2026-05-07 Pending — CAAR
• 2026-02-25 Price Changed $45,000 CAAR
• 2025-10-15 Listed $50,000 CAAR
• 2022-07-29 Sold (MLS) $45,000 CAAR
• 2022-04-23 Listed $45,000 CAAR