5600 N Dakota St #16 · Flagstaff, AZ 86004

$115,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 42 Days on market

Built 1986 Good condition $109/sqft · 56% below area

---

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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

NIcely updated manufactured home - conveniently located near shopping and hiking trails in Cameo Mobile Home Estates. This home features 3 bdrms and 2 bathrooms, split floor plan, updated kitchen and bathrooms and a wood burning fireplace. You will also find a newer roof, exterior paint and hot water heater. Buyer must be approved by Park Management. Seller is related to the listing agent.

Key facts

• Exterior paint
• Newer roof
• Hot water heater

Tags

• UPDATED KITCHEN
• WOOD BURNING FIREPLACE
• NEWER ROOF
• EXTERIOR PAINT
• HOT WATER HEATER
• HIKING TRAILS

Property features AI

Finance

• Other: Parcel number: 11316008e

Exterior

• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available
• Home design: Single-wide mobile home; One level; Built by Schulte
• Construction: Crawl space basement
• Exterior features: Partial fencing; Mountain views; Level lot; Paved, public-maintained road access; Land lease

Interior

• Kitchen: Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas forced-air heating; Ceiling fans; Wall or window cooling units
• Interior features: Wood-burning fireplace; Aluminum-frame windows; Smoke detectors
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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: schools C-, employment C-, crime D-.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 308 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 37% of the median local income ($81k/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 $795 of loan paydown is wiped out by about $3k 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 + 1.6% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.16% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.48%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $262,000
• List price: $115,000
• Delta: -56.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4837 E Kinsey Dr	0.17mi	3/2.0	1,094 (+4%)	2mo	$403,000	$368	84
4822 E Merriam Dr	0.19mi	3/2.0	1,094 (+4%)	4mo	$420,000	$384	82
5600 N Dakota #17 St #17	0.03mi	3/2.0	960 (-9%)	2mo	$106,500	$111	82
4975 E Dean Ave	0.20mi	3/2.0	1,040 (-2%)	11mo	$120,000	$115	79
6061 N Snowflake Dr	0.42mi	3/2.0	1,061 (+0%)	4mo	$262,000	$247	77
4821 E Lowell Dr	0.13mi	3/2.0	1,094 (+4%)	15mo	$390,000	$356	76
4354 E Crystal Dr	0.38mi	3/2.0	1,080 (+2%)	5mo	$250,000	$231	74
4779 E Lowell Dr	0.13mi	3/2.0	1,094 (+4%)	20mo	$365,000	$334	71
5250 W Us-89 -- #1	0.19mi	3/2.0	1,140 (+8%)	11mo	$194,000	$170	69
4834 E Merriam Dr	0.19mi	3/2.0	972 (-8%)	17mo	$373,000	$384	64
4914 E Bullwinkle Dr	0.31mi	3/2.0	1,188 (+12%)	2mo	$395,000	$332	64
4940 E Dean Ave	0.16mi	2/1.0 (-1)	912 (-14%)	13mo	$135,000	$148	50

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.62×
• Total profit: $52,234
• Equity at exit: $17,147

10-year hold

• IRR: 44.5%
• Equity multiple: 4.96×
• Total profit: $127,462
• Equity at exit: $9,943

Cash invested: $32,200 (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 86004

• Rents YoY: 1.6%
• Active inventory: 308
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,167

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 N Mall Way Flagstaff, AZ	1.0–2.0	1.0–2.0	880	$2,299	$2.61	43d	7	0.37mi
5404 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,240	$2.94	43d	1	1.12mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$2,160	$2.95	43d	1	1.22mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,520	$3.30	43d	1	1.26mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$2,995	$3.00	43d	12	1.39mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$2,162	$3.03	43d	16	1.40mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 42 DOM
2. 2026-06-18
   days on market $115,000 Active 41 DOM
3. 2026-06-17
   days on market $115,000 Active 40 DOM
4. 2026-06-16
   days on market $115,000 Active 39 DOM
5. 2026-06-15
   days on market $115,000 Active 38 DOM
6. 2026-06-14
   days on market $115,000 Active 36 DOM
7. 2026-06-13
   days on market $115,000 Active 35 DOM
8. 2026-06-10
   days on market $115,000 Active 33 DOM
9. 2026-06-09
   days on market $115,000 Active 32 DOM
10. 2026-06-08
    days on market $115,000 Active 31 DOM
11. 2026-06-07
    days on market $115,000 Active 30 DOM
12. 2026-06-05
    days on market $115,000 Active 27 DOM
13. 2026-06-03
    days on market $115,000 Active 26 DOM
14. 2026-06-02
    days on market $115,000 Active 25 DOM
15. 2026-06-01
    days on market $115,000 Active 24 DOM
16. 2026-05-31
    days on market $115,000 Active 23 DOM
17. 2026-05-30
    days on market $115,000 Active 22 DOM
18. 2026-05-08
    listed $115,000 Active 392-char remark

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 15 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: $29,793
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$3,345
• Taxable income: $12,939
• Est. tax owed @ 24.0%: −$3,105
• After-tax cash flow: $10,895/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 · 11 photos

Good 75/100 Cosmetic rehab

This updated manufactured home in Flagstaff is in good condition with a good condition score of 75. It features updated kitchens and bathrooms, a newer roof, and good exterior paint. The home is move-in ready with minor maintenance items to address. Paint the exterior and replace the carpet to further enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Fresh carpet improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Fresh carpet improves comfort and value ↑

ⓘ 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: 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

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 · 91,667 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 36,394
• Household income: $81,172
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1475.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 13% Native American 12% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -454.67%
• Current HPI: 411.8577
• Rent YoY: ▲ 1.59%
• Metro: Flagstaff, 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

1 event — show timeline

• 2026-05-08 Listed $115,000 NAZMLS