2401 W Route 66 #2 · Flagstaff, AZ 86001

$59,000

1 bd · 1.0 ba · 796 sqft · Manufactured · 136 Days on market

Manufactured home Built 1985 Fair condition 5,227 sqft lot $74/sqft · 39% below area Est $97k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

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.

Key facts

• Landscaped backyard
• Carport
• 15x12 studio

Tags

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 2.2% 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: employment C-, crime D-, amenities F.
• 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.
• Zoned schools: Manuel Demiguel Elementary School (math 39% / reading 55%, grade D-, #308 of 1,109 statewide, top 29%, 579 students, 19% FRL); Mount Elden Middle School (math 16% / reading 23%, grade F, #134 of 218 statewide, top 63%, 757 students, 51% FRL); Flagstaff High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,620 students, 25% FRL).
• Market conditions: Rents flat; 436 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($52k) 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.56%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $97,200
• List price: $59,000
• Delta: -39.30%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 5 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%)	4mo	$69,900	$88	81
2401 W Route 66 #104	0.06mi	2/1.0 (+1)	741 (-7%)	19mo	$99,500	$134	65
2500 W Rte 66 #67	0.19mi	2/1.0 (+1)	728 (-8%)	18mo	$92,000	$126	57
2500 W Route 66 #1	0.16mi	2/2.0 (+1)	896 (+13%)	12mo	$70,000	$78	52
2500 W Route 66 #65	0.16mi	2/2.0 (+1)	896 (+13%)	14mo	$100,000	$112	51

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: 35.4%
• Equity multiple: 2.45×
• Total profit: $23,900
• Equity at exit: $8,797

10-year hold

• IRR: 40.8%
• Equity multiple: 4.37×
• Total profit: $55,700
• Equity at exit: $5,101

Cash invested: $16,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $75,000 ($96/sqft)
• Median days on market: 106 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +27.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86001

• Rents YoY: 0.6%
• Active inventory: 436
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $575

Break-even live

Break-even rent $600

Max offer price $59,000

Occupancy floor 52%

Sensitivity live

Price	-10% $615	-5% $595	+0% $575	+5% $554	+10% $534
Rent	-10% $470	-5% $522	+0% $575	+5% $627	+10% $679
Rate	-1.0pp $604	-0.5pp $590	base $575	+0.5pp $559	+1.0pp $544

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	$2,225	$2.06	2d	68	0.50mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	139d	3	0.82mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,698	$1.87	6d	3	0.82mi
2800 S Highland Mesa Rd Flagstaff, AZ	4.0	1.0–3.0	472	$1,032	$2.19	6d	1	0.92mi
1000 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	792	$1,700	$2.15	6d	9	0.94mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	889	$1,631	$1.83	3d	14	0.99mi
1580 S Plaza Way Flagstaff, AZ	1.0	1.0	700	$2,025	$2.89	2d	1	1.12mi
800 W Forest Meadows St Flagstaff, AZ	1.0–3.0	1.0–2.0	847	$1,323	$1.56	4d	36	1.14mi
813 W University Ave Flagstaff, AZ	2.0	1.0–2.0	567	$1,702	$3.00	6d	1	1.18mi
1515 S Yale St Flagstaff, AZ	2.0	2.0	860	$1,660	$1.93	6d	1	1.19mi
1515 S Yale St Flagstaff, AZ	2.0	1.0–2.0	860	$1,740	$2.02	139d	6	1.19mi
700 W University Ave Flagstaff, AZ	2.0	2.0	900	$1,720	$1.91	4d	1	1.20mi
600 W Fresquez Ave Apt 23 Flagstaff, AZ	1.0	1.0	675	$1,440	$2.13	4d	1	1.28mi
600 W University Heights Dr N Flagstaff, AZ	1.0–2.0	1.0–2.0	856	$1,971	$2.30	2d	4	1.42mi
3250 S Hunter Pl Flagstaff, AZ	1.0	1.0	735	$1,700	$2.31	6d	1	1.43mi
3200 S Litzler Dr Unit 9-236 Flagstaff, AZ	2.0	2.0	776	$1,800	$2.32	139d	1	1.44mi
3200 S Litzler Dr Flagstaff, AZ	1.0–2.0	1.0–2.0	680	$1,400	$2.06	6d	3	1.44mi
3200 S Litzler Dr Flagstaff, AZ	2.0	2.0	805	$1,700	$2.11	6d	1	1.44mi
1200 S Riordan Ranch St Flagstaff, AZ	1.0	1.0	528	$1,525	$2.89	139d	1	1.46mi
1200 S Riordan Ranch St Flagstaff, AZ	1.0	1.0	528	$1,315	$2.49	4d	1	1.46mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	827	$1,675	$2.03	2d	1	1.46mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	827	$1,650	$2.00	5d	1	1.46mi

Property features AI

Finance

• HOA & community: Has association with clubhouseCommunity pool/spa available

Exterior

• Parking: Carport
• Utilities: Electricity availableNatural gas available
• Home design: Single wide homeOne level
• Construction: Stem wall foundation
• Exterior features: PatioPartial fencingShed(s)Landscaped lotSloped topographyPaved road; private maintained road

Interior

• Kitchen: Gas range
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas forced air heatingCeiling fan(s) for cooling
• Interior features: Eat-in kitchenDouble-pane windowsSmoke detector(s)
• Laundry & utility: Hall laundry

Listing history 50 events

1. 2026-09-24
   days on market $59,000 Active 136 DOM
2. 2026-09-24
   days on market $59,000 Active 135 DOM
3. 2026-09-22
   days on market $59,000 Active 134 DOM
4. 2026-09-21
   days on market $59,000 Active 133 DOM
5. 2026-09-20
   days on market $59,000 Active 132 DOM
6. 2026-09-19
   days on market $59,000 Active 131 DOM
7. 2026-09-18
   days on market $59,000 Active 130 DOM
8. 2026-09-17
   days on market $59,000 Active 129 DOM
9. 2026-09-16
   days on market $59,000 Active 128 DOM
10. 2026-09-15
    days on market $59,000 Active 127 DOM
11. 2026-09-14
    days on market $59,000 Active 126 DOM
12. 2026-09-13
    days on market $59,000 Active 125 DOM
13. 2026-09-12
    days on market $59,000 Active 124 DOM
14. 2026-09-11
    days on market $59,000 Active 123 DOM
15. 2026-09-05
    days on market $59,000 Active 117 DOM
16. 2026-09-04
    days on market $59,000 Active 116 DOM
17. 2026-09-03
    days on market $59,000 Active 115 DOM
18. 2026-09-02
    days on market $59,000 Active 114 DOM
19. 2026-08-30
    days on market $59,000 Active 111 DOM
20. 2026-08-29
    days on market $59,000 Active 110 DOM
21. 2026-08-28
    days on market $59,000 Active 109 DOM
22. 2026-08-27
    days on market $59,000 Active 108 DOM
23. 2026-08-26
    days on market $59,000 Active 107 DOM
24. 2026-08-25
    days on market $59,000 Active 106 DOM
25. 2026-08-24
    days on market $59,000 Active 105 DOM
26. 2026-08-23
    days on market $59,000 Active 104 DOM
27. 2026-08-22
    days on market $59,000 Active 103 DOM
28. 2026-08-21
    days on market $59,000 Active 102 DOM
29. 2026-08-20
    days on market $59,000 Active 101 DOM
30. 2026-08-19
    days on market $59,000 Active 100 DOM
31. 2026-08-18
    days on market $59,000 Active 99 DOM
32. 2026-08-17
    days on market $59,000 Active 98 DOM
33. 2026-08-16
    days on market $59,000 Active 97 DOM
34. 2026-08-15
    days on market $59,000 Active 96 DOM
35. 2026-08-14
    days on market $59,000 Active 95 DOM
36. 2026-08-13
    days on market $59,000 Active 94 DOM
37. 2026-08-12
    days on market $59,000 Active 93 DOM
38. 2026-08-11
    days on market $59,000 Active 92 DOM
39. 2026-08-10
    days on market $59,000 Active 91 DOM
40. 2026-08-09
    days on market $59,000 Active 90 DOM
41. 2026-08-08
    days on market $59,000 Active 89 DOM
42. 2026-08-07
    days on market $59,000 Active 88 DOM
43. 2026-08-06
    days on market $59,000 Active 87 DOM
44. 2026-08-05
    days on market $59,000 Active 86 DOM
45. 2026-08-04
    days on market $59,000 Active 85 DOM
46. 2026-08-03
    days on market $59,000 Active 84 DOM
47. 2026-08-01
    price $59,000 Active 81 DOM
48. 2026-07-31
    days on market $69,000 Active 81 DOM
49. 2026-07-30
    days on market $69,000 Active 80 DOM
50. 2026-07-29
    days on market $69,000 Active 79 DOM

ⓘ 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: $15,930
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$1,716
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,363/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 Est. rehab $19,900–$35,820 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Manuel Demiguel Elementary School D- AZ #308/1,109 Nat'l #14,504/41,679 Middle Mount Elden Middle School F AZ #134/218 Nat'l #11,801/14,009 High Flagstaff High School F AZ #154/381 Nat'l #12,478/17,239

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

C Composite livability gradescore 61/100

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 · 150,645 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: 18% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Has association with clubhouseCommunity pool/spa available

Exterior

• Parking: Carport
• Utilities: Electricity availableNatural gas available
• Home design: Single wide homeOne level
• Construction: Stem wall foundation
• Exterior features: PatioPartial fencingShed(s)Landscaped lotSloped topographyPaved road; private maintained road

Interior

• Kitchen: Gas range
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas forced air heatingCeiling fan(s) for cooling
• Interior features: Eat-in kitchenDouble-pane windowsSmoke detector(s)
• Laundry & utility: Hall laundry

Price history

1 event — show timeline

• 2026-05-11 Listed $79,000 NAZMLS