2066 E El Rodeo Rd #43 · Fort Mohave, AZ 86426

$129,999

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 20 Days on market

Built 2006 Fair condition 9.49 ac lot Est $107k · 21% over

---

Why this score? — see what drove the C- 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this fully furnished turnkey two bedroom, two bath home in Santiago Rodeo Villas located in Fort Mohave. Just a few minutes to all of the amenities in Fort Mohave, AZ. Washer. /Dryer, Refrigerator, microwave included. Warm accent tones including cathedral ceilings, windows galore with window covers, laminate flooring, laundry room, fully landscaped for outdoor enjoyment. This home shows pride of ownership and roof replaced in 2023.

Key facts

• 9.49 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Zoning: RMH (Residential Mobile Homes)
• Financial info: Land is leased
• HOA & community: Community amenities: pool and clubhouse

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Public sewer
• Home design: Manufactured home (double wide); Residential property
• Exterior features: Shingle roof; No fencing; Paved road access; Community pool; Clubhouse; Curbs

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate counters; Pantry; Window coverings
• Laundry & utility: Washer/dryer hookups with electric dryer hookup inside; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 30% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $128,049 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $107,136
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2066 El Rodeo Rd #56	0.00mi	2/2.0	1,056 (-8%)	13mo	$98,000	$93	75
2066 El Rodeo Rd #3	0.00mi	3/2.0 (+1)	1,248 (+8%)	20mo	$99,500	$80	64
1960 E El Rodeo Rd	0.19mi	3/1.0 (+1)	1,055 (-8%)	10mo	$70,500	$67	60
2066 E El Rodeo Rd #12	0.00mi	3/2.0 (+1)	1,300 (+13%)	18mo	$125,000	$96	58
5150 S El Ganadero Dr	0.37mi	3/2.0 (+1)	1,224 (+6%)	13mo	$242,500	$198	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,141
• Equity at exit: $19,383

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $36,132
• Equity at exit: $11,240

Cash invested: $36,400 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $395

Break-even live

Break-even rent $1,137

Max offer price $129,999

Occupancy floor 71%

Sensitivity live

Price	-10% $485	-5% $440	+0% $395	+5% $350	+10% $306
Rent	-10% $266	-5% $331	+0% $395	+5% $460	+10% $525
Rate	-1.0pp $461	-0.5pp $428	base $395	+0.5pp $362	+1.0pp $327

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2265 E Robby Loop Fort Mohave, AZ	3.0	2.0	1446	$1,950	$1.35	14d	1	0.65mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	14d	1	0.69mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	14d	1	0.75mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	14d	1	0.90mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	14d	1	0.93mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	14d	1	0.95mi
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	21d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $129,999 Active 20 DOM
2. 2026-06-17
   days on market $129,999 Active 19 DOM
3. 2026-06-16
   days on market $129,999 Active 18 DOM
4. 2026-06-15
   days on market $129,999 Active 17 DOM
5. 2026-06-14
   days on market $129,999 Active 15 DOM
6. 2026-06-13
   days on market $129,999 Active 14 DOM
7. 2026-06-10
   days on market $129,999 Active 12 DOM
8. 2026-06-09
   days on market $129,999 Active 11 DOM
9. 2026-06-08
   days on market $129,999 Active 10 DOM
10. 2026-06-07
    days on market $129,999 Active 9 DOM
11. 2026-06-05
    days on market $129,999 Active 6 DOM
12. 2026-06-03
    days on market $129,999 Active 5 DOM
13. 2026-06-02
    days on market $129,999 Active 4 DOM
14. 2026-06-01
    days on market $129,999 Active 3 DOM
15. 2026-05-31
    days on market $129,999 Active 2 DOM
16. 2026-05-30
    listed $129,999 Active 1 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 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: $19,652
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,782
• Taxable income: $2,844
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $4,062/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its exterior and interior condition, significantly enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling paint

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair and paint exterior siding — Improves home's appearance and value
• Both replace flooring — Improves living space and value
• Both repair and paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair and paint exterior siding — Improves home's appearance and value ↑
• Both replace flooring — Improves living space and value ↑
• Both repair and paint interior walls — Enhances interior appearance 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: 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

+10.2% since first listed

12 events — show timeline

• 2026-05-29 Listed $129,999 WARDEX
• 2026-01-26 Listed $169,000 WARDEX
• 2024-09-27 Sold (MLS) $90,000 WARDEX
• 2024-09-06 Pending — WARDEX
• 2024-06-29 Price Changed $99,500 WARDEX
• 2024-06-08 Relisted — WARDEX
• 2024-06-08 Price Changed $106,000 WARDEX
• 2024-04-22 Price Changed $109,000 WARDEX
• 2024-03-04 Price Changed $117,000 WARDEX
• 2024-02-02 Relisted — WARDEX
• 2024-01-17 Pending — WARDEX
• 2023-11-15 Listed $118,000 WARDEX