17550 S Munds Ranch Rd #343 · Munds Park, AZ 86017

$105,900

2 bd · 1.0 ba · 476 sqft · Manufactured · 79 Days on market

Built 2007 Good condition 3,049 sqft lot $222/sqft · 7% above area Est $99k · 7% over

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Why this score? — see what drove the D+ 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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• ARV discount +4.2/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the heat and retreat to your own mountain getaway! Enjoy cooler temperatures, crisp pine-scented air, and beautiful mountain views in this charming seasonal home tucked within a peaceful community that brings you back to simpler times. Whether you're looking for a weekend escape or a place to unwind with family and friends, this property offers the perfect balance of comfort, nature, and relaxation. The home features recently updated wood plank flooring, a newer roof(wow), and exterior paint completed approximately two years ago. Giving you peace of mind and a move-in-ready feel. Step outside onto the spacious deck, ideal for morning coffee, evening drinks, or simply soaking in the fresh mountain air and serene surroundings. Land lease is 966/month. Community is open April-October and offers amenities including a pool, park, bar, and more. Plus you are conveniently located within walking distance to restaurants, gas stations, and more, with Flagstaff just a short drive away for additional dining, shopping, and recreation. Most furnishings and household items convey, making this a true turnkey opportunity--just bring your essentials and start enjoying mountain living right away. More pictures coming! There is also a golf cart that can be purchased as well! If you need a lender to talk to about a loan that works for this property please contact listing agent

Key facts

• Newer roof
• Community amenities
• Spacious deck

Tags

• BEAUTIFUL MOUNTAIN VIEWS
• NEWER ROOF
• SPACIOUS DECK
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $106k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 1.5% in Munds Park — 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 64/100 on livability (#99 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, employment A-; Watch: cost of living C-, amenities F, commute 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: Weitzel'S Puente De Hozho Bilingual Magnet School (math 27% / reading 37%, grade F, #505 of 1,109 statewide, top 47%, 438 students, 42% 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) — zoned schools at 39% FRL track the district average.
• Market conditions: 109 active listings in the ZIP; 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 $732 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $98,696
• List price: $105,900
• Delta: 7.30%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17550 S Munds Ranch Rd #159	0.09mi	2/1.0	476 (0%)	10mo	$99,990	$210	87
17550 S Munds Ranch Rd #337	0.09mi	2/1.0	510 (+7%)	24mo	$98,000	$192	64
17550 S Munds Ranch Rd #221	0.09mi	2/1.0	408 (-14%)	22mo	$91,500	$224	54

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-11,726
• Equity at exit: $15,790

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,053
• Equity at exit: $9,156

Cash invested: $29,652 (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 86017

• Home prices YoY: -14.8%
• Active inventory: 109
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$555
• Tax est. 1.5%: −$132 /mo · $1,588/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $84

Break-even live

Break-even rent $1,011

Max offer price $105,900

Occupancy floor 87%

Sensitivity live

Price	-10% $158	-5% $121	+0% $84	+5% $48	+10% $11
Rent	-10% $-4	-5% $40	+0% $84	+5% $129	+10% $173
Rate	-1.0pp $138	-0.5pp $111	base $84	+0.5pp $57	+1.0pp $29

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $105,900 Active 79 DOM
2. 2026-06-19
   days on market $105,900 Active 77 DOM
3. 2026-06-18
   days on market $105,900 Active 76 DOM
4. 2026-06-17
   days on market $105,900 Active 75 DOM
5. 2026-06-16
   days on market $105,900 Active 74 DOM
6. 2026-06-15
   days on market $105,900 Active 73 DOM
7. 2026-06-14
   days on market $105,900 Active 71 DOM
8. 2026-06-13
   days on market $105,900 Active 70 DOM
9. 2026-06-10
   days on market $105,900 Active 68 DOM
10. 2026-06-09
    days on market $105,900 Active 67 DOM
11. 2026-06-08
    days on market $105,900 Active 66 DOM
12. 2026-06-07
    days on market $105,900 Active 65 DOM
13. 2026-06-05
    days on market $105,900 Active 62 DOM
14. 2026-06-03
    days on market $105,900 Active 61 DOM
15. 2026-06-02
    days on market $105,900 Active 60 DOM
16. 2026-06-01
    days on market $105,900 Active 59 DOM
17. 2026-05-31
    days on market $105,900 Active 58 DOM
18. 2026-05-30
    days on market $105,900 Active 57 DOM
19. 2026-04-15
    historical
20. 2026-04-03
    listed $111,000 Active
21. 2026-03-20
    listed $111,000 Active 1385-char remark

    Show marketing remark (1385 chars)

    Escape the heat and retreat to your own mountain getaway! Enjoy cooler temperatures, crisp pine-scented air, and beautiful mountain views in this charming seasonal home tucked within a peaceful community that brings you back to simpler times. Whether you're looking for a weekend escape or a place to unwind with family and friends, this property offers the perfect balance of comfort, nature, and relaxation. The home features recently updated wood plank flooring, a newer roof(wow), and exterior paint completed approximately two years ago. Giving you peace of mind and a move-in-ready feel. Step outside onto the spacious deck, ideal for morning coffee, evening drinks, or simply soaking in the fresh mountain air and serene surroundings. Land lease is 966/month. Community is open April-October and offers amenities including a pool, park, bar, and more. Plus you are conveniently located within walking distance to restaurants, gas stations, and more, with Flagstaff just a short drive away for additional dining, shopping, and recreation. Most furnishings and household items convey, making this a true turnkey opportunity--just bring your essentials and start enjoying mountain living right away. More pictures coming! There is also a golf cart that can be purchased as well! If you need a lender to talk to about a loan that works for this property please contact listing agent

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 17 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: $13,409
• − Mortgage interest: −$5,932
• − Property taxes: −$1,588
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,081
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,173/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with fresh paint and updated flooring. It offers a move-in-ready feel with a spacious deck and a peaceful community setting. Potential updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace outdoor furniture — Fresh furniture improves curb appeal and rental appeal
• Both Install new outdoor lighting — Enhances curb appeal and safety
• Resale Upgrade kitchen appliances — Modern appliances improve resale value
• Both Add smart home features — Enhances convenience and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace outdoor furniture — Fresh furniture improves curb appeal and rental appeal ↑
• Both Install new outdoor lighting — Enhances curb appeal and safety ↑
• Resale Upgrade kitchen appliances — Modern appliances improve resale value ↑
• Both Add smart home features — Enhances convenience and appeal ↑

ⓘ 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 — Munds Park

• Score: 64/100
• State rank: #99
• US rank: #14291

Category grades

Amenities F Commute F Cost of living C- Crime A Employment A- Housing A Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munds Park, AZ
• Population (ZIP): 752

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: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Scottish 9% Romanian 7% Lithuanian 6%
• Foreign-born: 5% · Canada

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: ▼ -81.11%
• Current HPI: 465.308
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-15 Listing Removed — ARMLS
• 2026-04-03 Listed $111,000 ARMLS
• 2026-03-20 Listed $111,000 NAZMLS