2401 W Route 66 #55 · Flagstaff, AZ 86001

$175,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 456 Days on market

Manufactured home 55+ age-restricted Built 1984 Good condition $146/sqft · 60% below area ↓ 22% since listing

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -3.9

Listing remarks MLS

Located in a welcoming 55+ community, tucked among the peaceful tall pines of Northern Arizona with no neighbors on one side, this charming 2-bedroom, 2-bath home with 2 car garage offers a serene retreat for those seeking a quieter pace of life. This low-maintenance, move-in-ready home features a front and rear deck perfect for enjoying fresh mountain air, whether in the warmth of summer or the peaceful stillness of winter. Enjoy access to a clubhouse, pool and spa, with friendly neighbors and a tranquil setting just minutes from the conveniences of downtown Flagstaff. Monthly land lease is 1,495. All residents must apply with the Park Manager prior to an accepted contract. A perfect place to relax and unwind.

Key facts

• Tranquil setting
• Covered front patio
• Access to clubhouse

Tags

• COVERED FRONT PATIO
• HUGE REAR DECK
• ACCESS TO CLUBHOUSE
• POOL AND SPA
• TRANQUIL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $167k (4.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.1% in Flagstaff — 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 61/100 on livability (#167 in AZ) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: employment C-, crime D-, amenities F.
• Flagstaff Unified District (4192) (urban): math 18% / reading 29% proficiency, ranked #158 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Manuel Demiguel Elementary School (math 39% / reading 55%, grade D-, #308 of 1,109 statewide, top 29%, 579 students, 19% FRL); Mount Elden Middle School (math 16% / reading 23%, grade F, #134 of 218 statewide, top 63%, 757 students, 51% FRL); Flagstaff High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,620 students, 25% FRL).
• Market conditions: Rents flat; 372 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 698 units permitted in Coconino County in 2024 (354 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 $5k 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.

Negotiation context

• It's been on market 456 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $434,126
• List price: $175,000
• Delta: -59.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 W Rio Grande Ct	0.46mi	3/2.0 (+1)	1,188 (-1%)	9mo	$399,000	$336	64
1407 S Union Pacific St	0.46mi	3/2.0 (+1)	1,121 (-7%)	1mo	$430,000	$384	61
2184 W Reading Ct	0.32mi	3/2.0 (+1)	1,326 (+10%)	4mo	$415,000	$313	59
1505 S Burlington St	0.33mi	3/2.0 (+1)	1,121 (-7%)	12mo	$425,500	$380	58
1314 S Burlington St	0.49mi	3/2.0 (+1)	1,094 (-9%)	3mo	$430,000	$393	54
1248 S Chattanooga St	0.64mi	3/2.0 (+1)	1,296 (+8%)	1mo	$470,000	$363	51
1758 W Sherrie Dr	0.64mi	3/2.0 (+1)	1,296 (+8%)	1mo	$420,000	$324	51
1675 W Sherrie Dr	0.68mi	3/2.0 (+1)	1,296 (+8%)	3mo	$410,000	$316	47
1301 S Burlington St	0.50mi	3/2.0 (+1)	1,080 (-10%)	12mo	$420,000	$389	45
2401 W Adirondack Ave	0.54mi	3/2.0 (+1)	1,344 (+12%)	5mo	$460,000	$342	45
1790 W Tanner Way	0.64mi	3/2.0 (+1)	1,344 (+12%)	1mo	$332,000	$247	44
2300 W Rio Grande Ct	0.45mi	3/2.0 (+1)	1,380 (+15%)	6mo	$457,500	$332	44

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-29,514
• Equity at exit: $26,093

10-year hold

• IRR: -15.3%
• Equity multiple: 0.23×
• Total profit: $-37,535
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 1 under contract
• Months of supply: 8.7 mo (11%/mo absorbed)
• Median asking: $189,450 ($166/sqft)
• Median days on market: 48 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +118.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86001

• Rents YoY: 0.6%
• Active inventory: 372
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $44

Break-even live

Break-even rent $1,615

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $104	+0% $44	+5% $-17	+10% $-77
Rent	-10% $-88	-5% $-22	+0% $44	+5% $110	+10% $176
Rate	-1.0pp $132	-0.5pp $88	base $44	+0.5pp $-1	+1.0pp $-48

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 S Woody Mountain Rd Flagstaff, AZ	1.0–3.0	1.0–2.0	1078	$2,642	$2.45	93d	77	0.41mi
2292 S Alvan Clark Blvd Flagstaff, AZ	2.0–3.0	1.0–2.0	978	$1,473	$1.51	93d	12	0.58mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	93d	3	0.82mi
1000 W Forest Meadows St Flagstaff, AZ	2.0	2.0	947	$1,925	$2.03	93d	1	0.94mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	958	$2,806	$2.93	93d	11	0.99mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$2,304	$2.63	93d	36	1.10mi
1580 S Plaza Way Flagstaff, AZ	1.0–2.0	1.0–2.0	875	$2,455	$2.81	93d	12	1.12mi
800 W Forest Meadows St Flagstaff, AZ	1.0–3.0	1.0–2.0	847	$2,548	$3.01	93d	32	1.14mi
813 W University Ave Flagstaff, AZ	2.0	1.0–2.0	567	$1,840	$3.25	93d	1	1.18mi
1515 S Yale St Flagstaff, AZ	2.0	1.0–2.0	860	$1,740	$2.02	93d	6	1.19mi
700 W University Ave Flagstaff, AZ	2.0	1.0–2.0	675	$1,735	$2.57	93d	1	1.20mi
600 W University Heights Dr N Flagstaff, AZ	1.0–2.0	1.0–2.0	766	$2,254	$2.94	93d	4	1.42mi
3200 S Litzler Dr Unit 9-236 Flagstaff, AZ	2.0	2.0	776	$1,800	$2.32	93d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $175,000 Active 456 DOM
2. 2026-08-07
   days on market $175,000 Active 455 DOM
3. 2026-08-06
   days on market $175,000 Active 454 DOM
4. 2026-08-05
   days on market $175,000 Active 453 DOM
5. 2026-08-04
   days on market $175,000 Active 452 DOM
6. 2026-08-03
   days on market $175,000 Active 451 DOM
7. 2026-07-31
   days on market $175,000 Active 448 DOM
8. 2026-07-30
   days on market $175,000 Active 447 DOM
9. 2026-07-29
   days on market $175,000 Active 446 DOM
10. 2026-07-27
    days on market $175,000 Active 444 DOM
11. 2026-07-25
    days on market $175,000 Active 442 DOM
12. 2026-07-24
    days on market $175,000 Active 441 DOM
13. 2026-07-23
    days on market $175,000 Active 440 DOM
14. 2026-07-22
    days on market $175,000 Active 439 DOM
15. 2026-07-21
    days on market $175,000 Active 438 DOM
16. 2026-07-18
    days on market $175,000 Active 435 DOM
17. 2026-07-16
    days on market $175,000 Active 433 DOM
18. 2026-07-16
    days on market $175,000 Active 432 DOM
19. 2026-07-14
    days on market $175,000 Active 431 DOM
20. 2026-07-13
    days on market $175,000 Active 430 DOM
21. 2026-07-12
    days on market $175,000 Active 429 DOM
22. 2026-07-11
    days on market $175,000 Active 428 DOM
23. 2026-07-10
    days on market $175,000 Active 427 DOM
24. 2026-07-09
    days on market $175,000 Active 426 DOM
25. 2026-07-08
    days on market $175,000 Active 425 DOM
26. 2026-07-07
    days on market $175,000 Active 424 DOM
27. 2026-07-06
    days on market $175,000 Active 423 DOM
28. 2026-07-05
    days on market $175,000 Active 422 DOM
29. 2026-07-04
    days on market $175,000 Active 421 DOM
30. 2026-07-03
    days on market $175,000 Active 420 DOM
31. 2026-07-02
    days on market $175,000 Active 419 DOM
32. 2026-07-01
    days on market $175,000 Active 418 DOM
33. 2026-06-30
    days on market $175,000 Active 417 DOM
34. 2026-06-29
    days on market $175,000 Active 416 DOM
35. 2026-06-28
    days on market $175,000 Active 415 DOM
36. 2026-06-28
    days on market $175,000 Active 414 DOM
37. 2026-06-27
    days on market $175,000 Active 413 DOM
38. 2026-06-26
    days on market $175,000 Active 412 DOM
39. 2026-06-23
    days on market $175,000 Active 409 DOM
40. 2026-06-21
    days on market $175,000 Active 408 DOM
41. 2026-06-19
    days on market $175,000 Active 406 DOM
42. 2026-06-18
    days on market $175,000 Active 405 DOM
43. 2026-06-17
    days on market $175,000 Active 404 DOM
44. 2026-06-16
    days on market $175,000 Active 403 DOM
45. 2026-06-15
    days on market $175,000 Active 402 DOM
46. 2026-06-14
    days on market $175,000 Active 400 DOM
47. 2026-06-13
    days on market $175,000 Active 399 DOM
48. 2026-06-10
    days on market $175,000 Active 397 DOM
49. 2026-06-09
    days on market $175,000 Active 396 DOM
50. 2026-06-08
    days on market $175,000 Active 395 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 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: $20,047
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,091
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,091/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This charming 2-bedroom, 2-bath home in a peaceful 55+ community is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint the exterior siding — Enhances curb appeal and value ↑
• Resale Replace the front porch railings — Improves safety and adds to the home's overall appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Manuel Demiguel Elementary School D- AZ #308/1,109 Nat'l #14,504/41,679 Middle Mount Elden Middle School F AZ #134/218 Nat'l #11,801/14,009 High Summit High School

Schools (NCES district)

• District: Flagstaff Unified District (4192)
• NCES district ID: 0402860
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $53,510
• Composite: 21.11/100
• National rank: #8437
• State rank: #158 of 249 in AZ

C Composite livability gradescore 61/100

Livability — Flagstaff

• Score: 61/100
• State rank: #167
• US rank: #18308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flagstaff, AZ
• County: Coconino County · 150,645 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 62% Hispanic / Latino 15% Native American 12% Two or more races 9% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

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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: ▼ -488.37%
• Current HPI: 393.2551
• Rent YoY: ▲ 0.55%
• Metro: Flagstaff, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-22.2% since first listed

6 events — show timeline

• 2025-07-31 Price Changed $175,000 NAZMLS
• 2025-07-31 Price Changed $175,000 ARMLS
• 2025-05-26 Price Changed $195,000 ARMLS
• 2025-05-26 Price Changed $195,000 NAZMLS
• 2025-05-09 Listed $225,000 ARMLS
• 2025-04-30 Listed $225,000 NAZMLS