4396 S Amanda Ave · Fort Mohave, AZ 86426

$219,950

3 bd · 2.0 ba · 1,464 sqft · Land public records · 35 Days on market

Built 2001 6,534 sqft lot $32/mo HOA · 2% of rent

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home sits in a beautiful community with 2 community pools, this is a 4 bedroom home with large kitchen, New paint , home needs a little TLC

Key facts

• Dual vanities
• Large island
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• RENOVATED EN-SUITE BATHROOM
• DUAL VANITIES
• WALK-IN SHOWER

Property features AI

Finance

• Other: Zoned RMH (Residential Mobile Homes)
• HOA & community: Homeowners association with a $95 quarterly fee (about $31.67/month); Subdivision: Sunrise Vistas

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: Manufactured home (double wide); Residential property; Frame construction
• Construction: Shingle roof; Frame construction
• Exterior features: Covered patio; Patio; Block and wrought-iron fencing around backyard; Paved road access; Community pool

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Solid surface counters
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Vaulted ceilings; Window coverings; Accessible full bathroom; Gas-log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $220k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (4.5% below list).
• Recommended offer: $210k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.3% 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.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 380 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $147k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,019 (4.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,373
• Equity at exit: $32,795

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $14,625
• Equity at exit: $19,017

Cash invested: $61,586 (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: 380
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$92
• HOA: −$32
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $335

Break-even live

Break-even rent $1,676

Max offer price $219,950

Occupancy floor 79%

Sensitivity live

Price	-10% $460	-5% $398	+0% $335	+5% $273	+10% $211
Rent	-10% $169	-5% $252	+0% $335	+5% $418	+10% $501
Rate	-1.0pp $446	-0.5pp $391	base $335	+0.5pp $278	+1.0pp $220

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: $54,988
• Closing costs: $6,598
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4408 S Caitlan Ave Fort Mohave, AZ	3.0	2.0	1505	$2,000	$1.33	15d	1	0.09mi
4072 S Cassidy Dr Fort Mohave, AZ	2.0	2.0	1140	$1,550	$1.36	15d	1	1.34mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-22
   days on market $219,950 Active 35 DOM
2. 2026-06-18
   days on market $219,950 Active 32 DOM
3. 2026-06-17
   days on market $219,950 Active 31 DOM
4. 2026-06-16
   days on market $219,950 Active 30 DOM
5. 2026-06-15
   days on market $219,950 Active 29 DOM
6. 2026-06-14
   days on market $219,950 Active 27 DOM
7. 2026-06-13
   days on market $219,950 Active 26 DOM
8. 2026-06-10
   days on market $219,950 Active 24 DOM
9. 2026-06-09
   days on market $219,950 Active 23 DOM
10. 2026-06-08
    days on market $219,950 Active 22 DOM
11. 2026-06-07
    days on market $219,950 Active 21 DOM
12. 2026-06-05
    days on market $219,950 Active 18 DOM
13. 2026-06-03
    pricedays on market $219,950 Active 17 DOM
14. 2026-06-02
    days on market $234,500 Active 16 DOM
15. 2026-06-01
    days on market $234,500 Active 15 DOM
16. 2026-05-31
    days on market $234,500 Active 14 DOM
17. 2026-05-30
    days on market $234,500 Active 13 DOM
18. 2026-05-17
    listed $234,500 Active
19. 2026-01-08
    status Active
20. 2025-11-14
    status Active
21. 2025-10-27
    status Pending
22. 2025-09-30
    price $234,500
23. 2025-08-22
    price $247,000
24. 2025-07-29
    listed $265,000 Active
25. 2020-08-11
    soldstatus $147,000 144-char remark

    Show marketing remark (144 chars)

    This home sits in a beautiful community with 2 community pools, this is a 4 bedroom home with large kitchen, New paint , home needs a little TLC

26. 2020-08-10
    soldstatus $147,000
27. 2020-04-22
    listed $155,000 144-char remark

    Show marketing remark (144 chars)

    This home sits in a beautiful community with 2 community pools, this is a 4 bedroom home with large kitchen, New paint , home needs a little TLC

28. 2006-07-31
    soldstatus $153,000

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$891/yr (+$74/mo · 158.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 12 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: $25,202
• − Mortgage interest: −$12,321
• − Property taxes: −$561
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$384
• − Depreciation: −$6,399
• Taxable income: $406
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $3,926/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 — 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

+53.3% since first listed

11 events — show timeline

• 2026-05-17 Listed $234,500 WARDEX
• 2026-01-08 Relisted — WARDEX
• 2025-11-14 Relisted — WARDEX
• 2025-10-27 Pending — WARDEX
• 2025-09-30 Price Changed $234,500 WARDEX
• 2025-08-22 Price Changed $247,000 WARDEX
• 2025-07-29 Listed $265,000 WARDEX
• 2020-08-11 Sold (MLS) $147,000 WARDEX
• 2020-08-10 Sold (Public Records) $147,000 Public Records
• 2020-04-22 Listed $155,000 WARDEX
• 2006-07-31 Sold (Public Records) $153,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $561 · +9.4% YoY. Source: county tax records.