10569 S Tin Ln · Arizona Village, AZ 86440

$105,000

2 bd · 2.0 ba · 980 sqft · Land · 312 Days on market

Built 1976 6,534 sqft lot ↓ 5% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Adventure meets affordability in this clean and well-maintained 1976 mobile home, ideally situated in Mohave Valley, Arizona just minutes from the Colorado River, Lake Mohave, and thrilling off-roading trails! This 2-bedroom, 2-bath home offers 980 sq ft of comfortable living space on a fully fenced lot, complete with a garage for all your desert toys. Whether you're looking for a peaceful getaway, a boater's basecamp, or a smart investment property, this gem checks every box. Located near Laughlin s vibrant casino scene, it's perfect for weekend escapes or steady rental income. The home is in clean condition no fluff, just solid value and desert charm. Great opportunity for first-time home

Key facts

• Near laughlin casino
• Garage
• Off-roading trails

Tags

• FULLY FENCED LOT
• GARAGE
• NEAR COLORADO RIVER
• NEAR LAKE MOHAVE
• OFF-ROADING TRAILS
• NEAR LAUGHLIN CASINO

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer; 220V electric service; Electricity and natural gas available
• Home design: Manufactured home (single wide); Residential property; Frame construction
• Construction: Metal roof
• Exterior features: Deck; Front and back yard fencing (chain link); Water-smart landscaping; Has a view; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Evaporative cooling; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Laminate counters; Furnished
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $105k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#252 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• 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: 217 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 312 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 1976 — 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. 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?
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: 1.19% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 3.76×
• Total profit: $81,027
• Equity at exit: $94,592

10-year hold

• IRR: 30.6%
• Equity multiple: 8.47×
• Total profit: $219,723
• Equity at exit: $203,992

Cash invested: $29,400 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 217
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $375

Break-even live

Break-even rent $775

Max offer price $105,000

Occupancy floor 65%

Sensitivity live

Price	-10% $435	-5% $405	+0% $375	+5% $226	+10% $189
Rent	-10% $276	-5% $326	+0% $375	+5% $425	+10% $474
Rate	-1.0pp $428	-0.5pp $402	base $375	+0.5pp $348	+1.0pp $320

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	14d	1	1.36mi

Listing history 17 events

1. 2026-06-15
   status $105,000 Pending 312 DOM
2. 2026-06-15
   days on market $105,000 Active 312 DOM
3. 2026-06-14
   days on market $105,000 Active 310 DOM
4. 2026-06-13
   days on market $105,000 Active 309 DOM
5. 2026-06-10
   days on market $105,000 Active 307 DOM
6. 2026-06-09
   days on market $105,000 Active 306 DOM
7. 2026-06-08
   days on market $105,000 Active 305 DOM
8. 2026-06-07
   days on market $105,000 Active 304 DOM
9. 2026-06-05
   days on market $105,000 Active 301 DOM
10. 2026-06-03
    days on market $105,000 Active 300 DOM
11. 2026-06-02
    days on market $105,000 Active 299 DOM
12. 2026-06-01
    days on market $105,000 Active 298 DOM
13. 2026-05-31
    days on market $105,000 Active 297 DOM
14. 2026-05-30
    days on market $105,000 Active 296 DOM
15. 2026-03-16
    price $105,000
16. 2026-02-03
    status Active
17. 2025-08-02
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $216 · $18/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$477/yr (+$40/mo · 221.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°F today · 16 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: $15,000
• − Mortgage interest: −$5,882
• − Property taxes: −$216
• − Insurance: −$525
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,055
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,800/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 — Arizona Village

• Score: 56/100
• State rank: #252
• US rank: #22996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arizona Village, AZ
• Population (ZIP): 8,403

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 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

-4.5% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $105,000 WARDEX
• 2026-02-03 Relisted — WARDEX
• 2025-08-02 Listed $110,000 WARDEX

Property tax history

+1.3%/yr

Latest (2025): $216 · +13.5% YoY. Source: county tax records.