2401 W Route 66 #2 · Flagstaff, AZ 86001

$79,000

1 bd · 1.0 ba · 796 sqft · Manufactured · 39 Days on market

Built 1985 Fair condition 5,227 sqft lot $99/sqft · at area comps Est $75k · 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 +5.3/15.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER WILL PAY 6 MONTHS LOT LEASE!!! Nestled in the peaceful Wildwood Hills community of Flagstaff, this charming 1-bedroom, 1-bath home offers an additional 15x12 studio that can be used as an office, living room or 2nd bedroom with own entrance & heat. Enjoy the comfort of newer double-pane windows and updated plumbing pipes. The property is beautifully landscaped and south-facing, the fenced backyard is landscaped and offers a great space to relax, garden, or entertain. Additional features include a carport, extra driveway parking, washer and dryer, and storage shed. The clubhouse with a pool, spa & pool table is just a short walk away. Land is leased for 1495/month which i

Key facts

• Landscaped backyard
• Carport
• 15x12 studio

Tags

• 15X12 STUDIO
• NEWER DOUBLE-PANE WINDOWS
• UPDATED PLUMBING PIPES
• FENCED BACKYARD
• LANDSCAPED BACKYARD
• CARPORT

Property features AI

Finance

• HOA & community: Has association with clubhouse; Community pool/spa available

Exterior

• Parking: Carport
• Utilities: Electricity available; Natural gas available
• Home design: Single wide home; One level
• Construction: Stem wall foundation
• Exterior features: Patio; Partial fencing; Shed(s); Landscaped lot; Sloped topography; Paved road; private maintained road

Interior

• Kitchen: Gas range
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas forced air heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Double-pane windows; Smoke detector(s)
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 flat; 280 active listings in the ZIP; 14 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; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 34% 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 $546 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 + 0.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.29% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.87%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $75,396
• List price: $79,000
• Delta: 4.78%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 W Route 66 #21	0.22mi	2/1.0 (+1)	791 (-1%)	1mo	$69,900	$88	83
2401 W Route 66 #104	0.06mi	2/1.0 (+1)	741 (-7%)	16mo	$99,500	$134	67
2500 W Rte 66 #67	0.19mi	2/1.0 (+1)	728 (-8%)	15mo	$92,000	$126	60
2500 W Route 66 #1	0.16mi	2/2.0 (+1)	896 (+13%)	9mo	$70,000	$78	55
2500 W Route 66 #65	0.16mi	2/2.0 (+1)	896 (+13%)	10mo	$100,000	$112	54
2401 W Route 66 Dr #66	0.23mi	2/2.0 (+1)	868 (+9%)	22mo	$161,500	$186	47

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: 38.3%
• Equity multiple: 2.58×
• Total profit: $34,878
• Equity at exit: $11,779

10-year hold

• IRR: 43.5%
• Equity multiple: 4.64×
• Total profit: $80,561
• Equity at exit: $6,830

Cash invested: $22,120 (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 86001

• Rents YoY: 0.6%
• Active inventory: 280
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $816

Break-even live

Break-even rent $775

Max offer price $79,000

Occupancy floor 50%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	$2,175	$2.02	43d	77	0.41mi
2292 S Alvan Clark Blvd Flagstaff, AZ	2.0–3.0	1.0–2.0	978	$1,473	$1.51	43d	12	0.58mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	43d	3	0.82mi
1000 W Forest Meadows St Flagstaff, AZ	2.0	2.0	947	$1,925	$2.03	43d	1	0.94mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	958	$1,995	$2.08	43d	11	0.99mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$1,799	$2.05	43d	36	1.10mi
1580 S Plaza Way Flagstaff, AZ	1.0–2.0	1.0–2.0	875	$1,899	$2.17	43d	12	1.12mi
800 W Forest Meadows St Flagstaff, AZ	1.0–3.0	1.0–2.0	847	$1,561	$1.84	43d	32	1.14mi
813 W University Ave Flagstaff, AZ	2.0	1.0–2.0	567	$1,642	$2.90	43d	1	1.18mi
1515 S Yale St Flagstaff, AZ	2.0	1.0–2.0	860	$1,740	$2.02	43d	6	1.19mi
700 W University Ave Flagstaff, AZ	2.0	1.0–2.0	675	$1,590	$2.36	43d	1	1.20mi
600 W University Heights Dr N Flagstaff, AZ	1.0–2.0	1.0–2.0	766	$1,900	$2.48	43d	4	1.42mi
3200 S Litzler Dr Unit 9-236 Flagstaff, AZ	2.0	2.0	776	$1,800	$2.32	43d	1	1.44mi
1200 S Riordan Ranch St Flagstaff, AZ	1.0	1.0	528	$1,525	$2.89	43d	1	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 39 DOM
2. 2026-06-18
   days on market $79,000 Active 38 DOM
3. 2026-06-17
   days on market $79,000 Active 37 DOM
4. 2026-06-16
   days on market $79,000 Active 36 DOM
5. 2026-06-15
   days on market $79,000 Active 35 DOM
6. 2026-06-14
   days on market $79,000 Active 33 DOM
7. 2026-06-13
   days on market $79,000 Active 32 DOM
8. 2026-06-10
   days on market $79,000 Active 30 DOM
9. 2026-06-09
   days on market $79,000 Active 29 DOM
10. 2026-06-08
    days on market $79,000 Active 28 DOM
11. 2026-06-07
    days on market $79,000 Active 27 DOM
12. 2026-06-05
    days on market $79,000 Active 24 DOM
13. 2026-06-03
    days on market $79,000 Active 23 DOM
14. 2026-06-03
    remarks 691-char remark
15. 2026-06-02
    days on market $79,000 Active 22 DOM
16. 2026-06-01
    days on market $79,000 Active 21 DOM
17. 2026-05-31
    days on market $79,000 Active 20 DOM
18. 2026-05-30
    days on market $79,000 Active 19 DOM
19. 2026-05-11
    listed $79,000 Active 792-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 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: $21,695
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$2,298
• Taxable income: $9,123
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $7,601/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 · 22 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need significant updates, and the interior walls and paint could use freshening up. The exterior and landscaping are in average condition and could be improved to enhance the overall appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom flooring — dated and in need of replacement
• Moderate kitchen flooring — dated and in need of replacement
• Moderate interior walls/paint — dated and in need of fresh paint

Value-add opportunities

• Both paint interior walls — fresh paint can improve the overall appearance and value of the home
• Both replace kitchen cabinets and countertops — new cabinets and countertops can significantly improve the functionality and value of the kitchen
• Both replace bathroom fixtures and flooring — new fixtures and flooring can improve the functionality and value of the bathroom
• Both replace kitchen flooring — new flooring can improve the functionality and value of the kitchen
• Both landscaping and curb appeal — improved landscaping can enhance the curb appeal and overall value of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom flooring · dated and in need of replacement	Moderate	$3,000–15,000
kitchen flooring · dated and in need of replacement	Moderate	$3,000–15,000
interior walls/paint · dated and in need of fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both paint interior walls — fresh paint can improve the overall appearance and value of the home ↑
• Both replace kitchen cabinets and countertops — new cabinets and countertops can significantly improve the functionality and value of the kitchen ↑
• Both replace bathroom fixtures and flooring — new fixtures and flooring can improve the functionality and value of the bathroom ↑
• Both replace kitchen flooring — new flooring can improve the functionality and value of the kitchen ↑
• Both landscaping and curb appeal — improved landscaping can enhance the curb appeal and overall value of the home ↑

ⓘ 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): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 3117.0

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 0.59)
• 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%

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

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

• 2026-05-11 Listed $79,000 NAZMLS