99 Manson St · Page, AZ 86040

$57,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 15 Days on market

Built 1997 Fair condition Est $60k · at est.

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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 +9.6/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 99 Manson in Lake Powell Mobile Home Village, Page, Arizona! Located on a quiet street within the community, this well-maintained 3-bedroom, 2-bath singlewide home offers comfortable living with an open and functional floor plan designed to maximize space and convenience. The spacious living area flows seamlessly into the dining and kitchen spaces, creating an inviting setting for everyday living and entertaining. The primary suite features a private bathroom and ample closet space, while two additional bedrooms provide flexibility for guests, or a home office. Large windows throughout the home fill the space with natural light, creating a bright and welcoming atmosphere. Situate

Key facts

• Large windows
• Open floor plan
• Spacious living area

Tags

• WELL MAINTAINED
• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• PRIVATE BATHROOM
• AMPLE CLOSET SPACE
• LARGE WINDOWS

Property features AI

Exterior

• Utilities: Has heating and cooling
• Home design: Single wide manufactured home
• Construction: Year built: owner provided
• Exterior features: Land is on a lease

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Evaporative cooling
• Interior features: Level topography

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $57k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#40 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, cost of living A; Watch: commute F, housing F.
• Page Unified District (4196) (town): math 11% / reading 14% proficiency, ranked #219 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,145 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.79% ✓
• Cap rate: 24.46%
• Cash-on-cash: 64.89%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $59,780
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Amado St #35	0.20mi	3/2.0	1,020 (+4%)	0mo	$61,750	$61	83
39 Jerome #39	0.21mi	4/2.0 (+1)	1,038 (+6%)	6mo	$99,990	$96	71
801 Oak St #143	0.62mi	2/2.0 (-1)	986 (+1%)	7mo	$58,500	$59	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 64.0%
• Equity multiple: 3.87×
• Total profit: $45,751
• Equity at exit: $8,499

10-year hold

• IRR: 68.5%
• Equity multiple: 7.94×
• Total profit: $110,711
• Equity at exit: $4,928

Cash invested: $15,960 (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 86040

• Home prices YoY: -11.9%
• Active inventory: 41
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $863

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 41%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Elk Rd Page, AZ	2.0–3.0	1.0–1.5	870	$1,591	$1.83	44d	6	0.54mi

Listing history 12 events

1. 2026-06-19
   days on market $57,000 Active 15 DOM
2. 2026-06-18
   days on market $57,000 Active 14 DOM
3. 2026-06-17
   days on market $57,000 Active 13 DOM
4. 2026-06-16
   days on market $57,000 Active 12 DOM
5. 2026-06-15
   days on market $57,000 Active 11 DOM
6. 2026-06-14
   days on market $57,000 Active 9 DOM
7. 2026-06-12
   days on market $57,000 Active 8 DOM
8. 2026-06-09
   days on market $57,000 Active 5 DOM
9. 2026-06-08
   days on market $57,000 Active 4 DOM
10. 2026-06-07
    days on market $57,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $57,000 Active 2 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥98°F today · 11 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: $19,092
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$1,658
• Taxable income: $10,046
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $7,945/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.

Condition & rehab AI · 6 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed. Painting, HVAC maintenance, and landscaping improvements can significantly enhance its value.

Repairs flagged

• Minor exterior siding — Light blue siding shows some wear.
• Minor interior paint — Light-colored walls show some wear.
• Minor landscaping — Minimal landscaping with some wear visible.

Value-add opportunities

• Both painting — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency.
• Both landscaping — Aesthetic landscaping enhances curb appeal and can increase property value.
• Both interior updates — Updating the interior with modern fixtures and finishes can attract more buyers/renters.
• Both roof inspection — A roof inspection can identify any potential issues and ensure the home is safe and structurally sound. If needed, repairs can be made before listing.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light blue siding shows some wear.	Minor	$500–3,000
interior paint · Light-colored walls show some wear.	Minor	$500–3,000
landscaping · Minimal landscaping with some wear visible.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both painting — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency. ↑
• Both landscaping — Aesthetic landscaping enhances curb appeal and can increase property value. ↑
• Both interior updates — Updating the interior with modern fixtures and finishes can attract more buyers/renters. ↑
• Both roof inspection — A roof inspection can identify any potential issues and ensure the home is safe and structurally sound. If needed, repairs can be made before listing. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Page Unified District (4196)
• NCES district ID: 0405820
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 14% ▼ -10.00%
• Median HH income: $48,872
• Composite: 11.58/100
• National rank: #9698
• State rank: #219 of 249 in AZ

Livability — Page

• Score: 70/100
• State rank: #40
• US rank: #7895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Page, AZ
• Population (ZIP): 10,627

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: Highly diverse neighborhood (Simpson 0.89)
• Race & ethnicity: Native American 55% White 33% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Iranian 1%
• Foreign-born: 1% · China, Canada, Philippines
• Languages at home: 73% English-only · Spanish 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: ▼ -35.54%
• Current HPI: 263.6101
• 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

1 event — show timeline

• 2026-06-04 Listed $57,000 NAZMLS