801 W Oak St #70 · Page, AZ 86040

$60,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 160 Days on market

Built 2018 Good condition $67/sqft · at area comps Est $62k · 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 +8.8/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-kept 2018 Fleetwood single-wide mobile home offers a comfortable and functional layout with 2 bedrooms and 2 full bathrooms. The open-concept living area flows into the kitchen, which is equipped with an electric stove and dishwasher, providing convenience for everyday living. The home features a swamp cooler for efficient cooling during warmer months. Both bedrooms are nicely sized, with the primary bedroom offering a private en-suite bathroom. A great opportunity for affordable living in a newer model home—move-in ready and easy to maintain.

Key facts

• Move-in ready
• Electric stove
• Swamp cooler

Tags

• OPEN-CONCEPT LIVING AREA
• ELECTRIC STOVE
• SWAMP COOLER
• PRIVATE EN-SUITE BATHROOM
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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.
• Zoned schools: Desert View Elementary Intermediate (math 13% / reading 14%, grade F, #923 of 1,109 statewide, top 84%, 580 students, 62% FRL); Page Middle School (math 8% / reading 13%, grade F, #186 of 218 statewide, top 86%, 549 students, 56% FRL); Page High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 804 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• 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 $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.30% ✓
• Cap rate: 19.79%
• Cash-on-cash: 48.20%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $61,750
• List price: $60,000
• Delta: -2.83%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Oak St #143	0.00mi	2/2.0	986 (+10%)	7mo	$58,500	$59	78
841 Spruce Ave	0.66mi	3/1.5 (+1)	980 (+9%)	14mo	$105,000	$107	36

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: 45.7%
• Equity multiple: 2.98×
• Total profit: $33,274
• Equity at exit: $8,946

10-year hold

• IRR: 51.5%
• Equity multiple: 6.02×
• Total profit: $84,398
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $675

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $716	-5% $695	+0% $675	+5% $654	+10% $633
Rent	-10% $566	-5% $620	+0% $675	+5% $729	+10% $784
Rate	-1.0pp $705	-0.5pp $690	base $675	+0.5pp $659	+1.0pp $643

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: $15,000
• Closing costs: $1,800
• 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	$1,379	$1.59	45d	6	1.12mi

Listing history 18 events

1. 2026-06-21
   days on market $60,000 Active 160 DOM
2. 2026-06-19
   days on market $60,000 Active 158 DOM
3. 2026-06-18
   days on market $60,000 Active 157 DOM
4. 2026-06-17
   days on market $60,000 Active 156 DOM
5. 2026-06-16
   days on market $60,000 Active 155 DOM
6. 2026-06-15
   days on market $60,000 Active 154 DOM
7. 2026-06-14
   days on market $60,000 Active 152 DOM
8. 2026-06-12
   days on market $60,000 Active 151 DOM
9. 2026-06-09
   days on market $60,000 Active 148 DOM
10. 2026-06-08
    days on market $60,000 Active 147 DOM
11. 2026-06-07
    days on market $60,000 Active 146 DOM
12. 2026-06-07
    days on market $60,000 Active 145 DOM
13. 2026-06-04
    days on market $60,000 Active 142 DOM
14. 2026-06-02
    days on market $60,000 Active 141 DOM
15. 2026-06-01
    days on market $60,000 Active 140 DOM
16. 2026-05-31
    days on market $60,000 Active 139 DOM
17. 2026-05-31
    days on market $60,000 Active 138 DOM
18. 2026-01-12
    listed $60,000 Active 565-char remark

    Show marketing remark (565 chars)

    This well-kept 2018 Fleetwood single-wide mobile home offers a comfortable and functional layout with 2 bedrooms and 2 full bathrooms. The open-concept living area flows into the kitchen, which is equipped with an electric stove and dishwasher, providing convenience for everyday living. The home features a swamp cooler for efficient cooling during warmer months. Both bedrooms are nicely sized, with the primary bedroom offering a private en-suite bathroom. A great opportunity for affordable living in a newer model home—move-in ready and easy to maintain.

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 1 d/yr ≥98°F today · 2 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: $16,548
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,745
• Taxable income: $7,594
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $6,275/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

Good 80/100 Cosmetic rehab

This 2018 Fleetwood single-wide mobile home is in good condition with a well-maintained exterior and interior. It offers a comfortable and functional layout with 2 bedrooms and 2 full bathrooms. The home is move-in ready and easy to maintain.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace wood-look tile with hardwood — Improves aesthetics and value
• Both Install new windows — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace wood-look tile with hardwood — Improves aesthetics and value ↑
• Both Install new windows — Enhances energy efficiency and curb appeal ↑

ⓘ 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

• 2026-01-12 Listed $60,000 NAZMLS