2066 El Rodeo #44 Rd · Fort Mohave, AZ 86426

$93,000

3 bd · 2.0 ba · 960 sqft · Land · 80 Days on market

Built 2016 4,000 sqft lot

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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 +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for that exceptional CENTRALLY LOCATED manufactured home that is located in a GATED non 55+ community? Look no further than the Santiago Rodeo Villas community & this turnkey 1248 sf 2 bed + den, 2 bath home that is sure to check all 10 boxes. This home is perfectly located across the street from the community clubhouse & pool for easy access. The front yard curb appeal of this home is impeccable with its freshly painted exterior, desert landscape, & 52' deep covered carport. Step inside this spacious home & be greeted by the living room with plush carpet. The adjoining kitchen area is set for that family chef with its stainless appliances, gas range, & plenty of cabinets for storage. There is even a breakfast bar, casual dining, & built in hutch. The 6 windows at the front of this home provide exceptional natural light at all times of day. The primary suite is tucked back at the end of the home & too features plush carpet, while the bathroom offers dual sinks, garden style soaking tub, & shower. The guest bedroom is perfect in size for your company, & the guest bathroom has been recently remodeled with walk in style shower. This home even has a den/home office for added space. Laminate flooring in the kitchen, bathrooms, & laundry areas, ceiling fans throughout, & an in-house laundry room round out the beautiful features on the interior of the home. Take the party outside & notice that you get those panoramic mountain & sunset views each & every day during the year from your backyard area. This home even has a Tuff Shed for extra storage, a newer ac unit, & a new shingle roof has recently been installed. This community is gated & features a clubhouse area with kitchen, meeting room, pool table, as well as an outdoor swimming pool & spa. Located minutes from restaurants, shopping, entertainment, & fun. Check this home out today as I know you will not be disappointed.

Key facts

• Gated community
• Pool and clubhouse
• More storage

Tags

• GATED COMMUNITY
• POOL AND CLUBHOUSE
• LARGE CORNER LOT
• COVERED CARPORT
• PATIO SIZE BACKYARD
• MORE STORAGE

Property features AI

Finance

• HOA & community: Community amenities: pool, clubhouse, gated community, curbs; Land is leased

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home (single wide); Residential property; Entry features include laminate counters and casual dining
• Construction: Frame construction; Shingle roof
• Exterior features: Corner lot; Community pool; Clubhouse; Gated community; Curbs; No fencing

Interior

• Kitchen: Refrigerator; Laminate counters
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Laminate counters; Water softener; Has view; Pets allowed
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $93k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.2% in Fort Mohave — 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 65/100 on livability (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 376 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 7y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $16,486
• Equity at exit: $13,867

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $55,049
• Equity at exit: $8,041

Cash invested: $26,040 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $495

Break-even live

Break-even rent $814

Max offer price $93,000

Occupancy floor 61%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	13d	1	0.96mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	13d	1	1.00mi
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	21d	1	1.32mi

Listing history 50 events

1. 2026-06-18
   days on market $93,000 Active 80 DOM
2. 2026-06-17
   price $93,000 Active 79 DOM
3. 2026-06-17
   days on market $96,000 Active 79 DOM
4. 2026-06-16
   days on market $96,000 Active 78 DOM
5. 2026-06-15
   days on market $96,000 Active 77 DOM
6. 2026-06-14
   days on market $96,000 Active 75 DOM
7. 2026-06-13
   days on market $96,000 Active 74 DOM
8. 2026-06-10
   days on market $96,000 Active 72 DOM
9. 2026-06-09
   days on market $96,000 Active 71 DOM
10. 2026-06-08
    days on market $96,000 Active 70 DOM
11. 2026-06-07
    days on market $96,000 Active 69 DOM
12. 2026-06-05
    days on market $96,000 Active 66 DOM
13. 2026-06-03
    days on market $96,000 Active 65 DOM
14. 2026-06-02
    days on market $96,000 Active 64 DOM
15. 2026-06-01
    days on market $96,000 Active 63 DOM
16. 2026-05-31
    days on market $96,000 Active 62 DOM
17. 2026-05-30
    days on market $96,000 Active 61 DOM
18. 2026-04-29
    price $99,000
19. 2026-03-30
    listed $105,000 Active
20. 2026-02-17
    soldstatus $100,000 Closed 2006-char remark

    Show marketing remark (2006 chars)

    Looking for that exceptional CENTRALLY LOCATED manufactured home that is located in a GATED non 55+ community? Look no further than the Santiago Rodeo Villas community & this turnkey 1248 sf 2 bed + den, 2 bath home that is sure to check all 10 boxes. This home is perfectly located across the street from the community clubhouse & pool for easy access. The front yard curb appeal of this home is impeccable with its freshly painted exterior, desert landscape, & 52' deep covered carport. Step inside this spacious home & be greeted by the living room with plush carpet. The adjoining kitchen area is set for that family chef with its stainless appliances, gas range, & plenty of cabinets for storage. There is even a breakfast bar, casual dining, & built in hutch. The 6 windows at the front of this home provide exceptional natural light at all times of day. The primary suite is tucked back at the end of the home & too features plush carpet, while the bathroom offers dual sinks, garden style soaking tub, & shower. The guest bedroom is perfect in size for your company, & the guest bathroom has been recently remodeled with walk in style shower. This home even has a den/home office for added space. Laminate flooring in the kitchen, bathrooms, & laundry areas, ceiling fans throughout, & an in-house laundry room round out the beautiful features on the interior of the home. Take the party outside & notice that you get those panoramic mountain & sunset views each & every day during the year from your backyard area. This home even has a Tuff Shed for extra storage, a newer ac unit, & a new shingle roof has recently been installed. This community is gated & features a clubhouse area with kitchen, meeting room, pool table, as well as an outdoor swimming pool & spa. Located minutes from restaurants, shopping, entertainment, & fun. Check this home out today as I know you will not be disappointed.

21. 2025-12-22
    status Pending 2006-char remark

    Show marketing remark (2006 chars)

    Looking for that exceptional CENTRALLY LOCATED manufactured home that is located in a GATED non 55+ community? Look no further than the Santiago Rodeo Villas community & this turnkey 1248 sf 2 bed + den, 2 bath home that is sure to check all 10 boxes. This home is perfectly located across the street from the community clubhouse & pool for easy access. The front yard curb appeal of this home is impeccable with its freshly painted exterior, desert landscape, & 52' deep covered carport. Step inside this spacious home & be greeted by the living room with plush carpet. The adjoining kitchen area is set for that family chef with its stainless appliances, gas range, & plenty of cabinets for storage. There is even a breakfast bar, casual dining, & built in hutch. The 6 windows at the front of this home provide exceptional natural light at all times of day. The primary suite is tucked back at the end of the home & too features plush carpet, while the bathroom offers dual sinks, garden style soaking tub, & shower. The guest bedroom is perfect in size for your company, & the guest bathroom has been recently remodeled with walk in style shower. This home even has a den/home office for added space. Laminate flooring in the kitchen, bathrooms, & laundry areas, ceiling fans throughout, & an in-house laundry room round out the beautiful features on the interior of the home. Take the party outside & notice that you get those panoramic mountain & sunset views each & every day during the year from your backyard area. This home even has a Tuff Shed for extra storage, a newer ac unit, & a new shingle roof has recently been installed. This community is gated & features a clubhouse area with kitchen, meeting room, pool table, as well as an outdoor swimming pool & spa. Located minutes from restaurants, shopping, entertainment, & fun. Check this home out today as I know you will not be disappointed.

22. 2025-10-21
    price $115,000 2006-char remark

    Show marketing remark (2006 chars)

    Looking for that exceptional CENTRALLY LOCATED manufactured home that is located in a GATED non 55+ community? Look no further than the Santiago Rodeo Villas community & this turnkey 1248 sf 2 bed + den, 2 bath home that is sure to check all 10 boxes. This home is perfectly located across the street from the community clubhouse & pool for easy access. The front yard curb appeal of this home is impeccable with its freshly painted exterior, desert landscape, & 52' deep covered carport. Step inside this spacious home & be greeted by the living room with plush carpet. The adjoining kitchen area is set for that family chef with its stainless appliances, gas range, & plenty of cabinets for storage. There is even a breakfast bar, casual dining, & built in hutch. The 6 windows at the front of this home provide exceptional natural light at all times of day. The primary suite is tucked back at the end of the home & too features plush carpet, while the bathroom offers dual sinks, garden style soaking tub, & shower. The guest bedroom is perfect in size for your company, & the guest bathroom has been recently remodeled with walk in style shower. This home even has a den/home office for added space. Laminate flooring in the kitchen, bathrooms, & laundry areas, ceiling fans throughout, & an in-house laundry room round out the beautiful features on the interior of the home. Take the party outside & notice that you get those panoramic mountain & sunset views each & every day during the year from your backyard area. This home even has a Tuff Shed for extra storage, a newer ac unit, & a new shingle roof has recently been installed. This community is gated & features a clubhouse area with kitchen, meeting room, pool table, as well as an outdoor swimming pool & spa. Located minutes from restaurants, shopping, entertainment, & fun. Check this home out today as I know you will not be disappointed.

23. 2025-08-27
    listed $124,000 Active 2006-char remark

    Show marketing remark (2006 chars)

    Looking for that exceptional CENTRALLY LOCATED manufactured home that is located in a GATED non 55+ community? Look no further than the Santiago Rodeo Villas community & this turnkey 1248 sf 2 bed + den, 2 bath home that is sure to check all 10 boxes. This home is perfectly located across the street from the community clubhouse & pool for easy access. The front yard curb appeal of this home is impeccable with its freshly painted exterior, desert landscape, & 52' deep covered carport. Step inside this spacious home & be greeted by the living room with plush carpet. The adjoining kitchen area is set for that family chef with its stainless appliances, gas range, & plenty of cabinets for storage. There is even a breakfast bar, casual dining, & built in hutch. The 6 windows at the front of this home provide exceptional natural light at all times of day. The primary suite is tucked back at the end of the home & too features plush carpet, while the bathroom offers dual sinks, garden style soaking tub, & shower. The guest bedroom is perfect in size for your company, & the guest bathroom has been recently remodeled with walk in style shower. This home even has a den/home office for added space. Laminate flooring in the kitchen, bathrooms, & laundry areas, ceiling fans throughout, & an in-house laundry room round out the beautiful features on the interior of the home. Take the party outside & notice that you get those panoramic mountain & sunset views each & every day during the year from your backyard area. This home even has a Tuff Shed for extra storage, a newer ac unit, & a new shingle roof has recently been installed. This community is gated & features a clubhouse area with kitchen, meeting room, pool table, as well as an outdoor swimming pool & spa. Located minutes from restaurants, shopping, entertainment, & fun. Check this home out today as I know you will not be disappointed.

24. 2025-02-13
    price $120,000
25. 2025-02-13
    price $120,000
26. 2024-12-16
    price $139,900
27. 2024-12-16
    price $139,900
28. 2024-08-01
    price $105,000
29. 2024-06-11
    listed $160,000 Active
30. 2024-06-11
    listed $160,000 Active
31. 2024-04-15
    price $117,000
32. 2024-03-07
    price $120,000
33. 2024-02-23
    listed $126,000 Active
34. 2023-04-26
    soldstatus $72,000 Closed
35. 2023-03-23
    status Pending
36. 2023-03-18
    status Active
37. 2023-03-18
    price $72,000
38. 2023-02-11
    status Pending
39. 2023-01-31
    price $69,900
40. 2023-01-02
    listed $72,000 Active
41. 2022-03-03
    soldstatus $69,500
42. 2021-08-25
    listed $69,500
43. 2021-02-17
    soldstatus $67,000
44. 2021-01-13
    listed $85,000
45. 2021-01-11
    soldstatus $80,000
46. 2020-12-01
    listed $84,900
47. 2020-11-27
    listed $79,900
48. 2020-11-18
    soldstatus $60,000
49. 2020-09-19
    listed $64,900
50. 2020-08-21
    soldstatus $63,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 14 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: $17,283
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,705
• Taxable income: $4,743
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $4,803/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mohave, AZ
• County: Mohave County · 181,906 people
• City population: 15,467
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 15,467
• Household income: $64,551
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 207.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.22%
• Current HPI: 278.7975
• Rent YoY: —
• Metro: Lake Havasu City-Kingman, AZ
• 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

-89.0% since first listed

44 events — show timeline

• 2026-04-29 Price Changed $99,000 WARDEX
• 2026-03-30 Listed $105,000 WARDEX
• 2026-02-17 Sold (MLS) $100,000 WARDEX
• 2025-12-22 Pending — WARDEX
• 2025-10-21 Price Changed $115,000 WARDEX
• 2025-08-27 Listed $124,000 WARDEX
• 2025-02-13 Price Changed $120,000 WARDEX
• 2025-02-13 Price Changed $120,000 WARDEX
• 2024-12-16 Price Changed $139,900 WARDEX
• 2024-12-16 Price Changed $139,900 WARDEX
• 2024-08-01 Price Changed $105,000 WARDEX
• 2024-06-11 Listed $160,000 WARDEX
• 2024-06-11 Listed $160,000 WARDEX
• 2024-04-15 Price Changed $117,000 WARDEX
• 2024-03-07 Price Changed $120,000 WARDEX
• 2024-02-23 Listed $126,000 WARDEX
• 2023-04-26 Sold (MLS) $72,000 WARDEX
• 2023-03-23 Pending — WARDEX
• 2023-03-18 Relisted — WARDEX
• 2023-03-18 Price Changed $72,000 WARDEX
• 2023-02-11 Pending — WARDEX
• 2023-01-31 Price Changed $69,900 WARDEX
• 2023-01-02 Listed $72,000 WARDEX
• 2022-03-03 Sold (MLS) $69,500 WARDEX
• 2021-08-25 Listed $69,500 WARDEX
• 2021-02-17 Sold (MLS) $67,000 WARDEX
• 2021-01-13 Listed $85,000 WARDEX
• 2021-01-11 Sold (MLS) $80,000 WARDEX
• 2020-12-01 Listed $84,900 WARDEX
• 2020-11-27 Listed $79,900 WARDEX
• 2020-11-18 Sold (MLS) $60,000 WARDEX
• 2020-09-19 Listed $64,900 WARDEX
• 2020-08-21 Sold (MLS) $63,000 WARDEX
• 2020-06-19 Listed $64,000 WARDEX
• 2020-06-02 Sold (MLS) $47,000 WARDEX
• 2020-02-28 Sold (MLS) $65,000 WARDEX
• 2020-02-01 Listed $50,999 WARDEX
• 2019-08-15 Listed $74,500 WARDEX
• 2019-07-26 Listed $65,500 WARDEX
• 2019-07-09 Listed $79,900 WARDEX
• 2019-07-09 Listed $87,500 WARDEX
• 2019-05-09 Listed $72,500 WARDEX
• 2000-10-02 Sold (Public Records) $1,075,000 Public Records
• 1995-01-19 Sold (Public Records) $900,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $7,597 · -12.4% YoY. Source: county tax records.