1545 E El Rodeo Rd #107 · Fort Mohave, AZ 86426

$139,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 225 Days on market

Built 1999 Est $153k · 9% 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 +27.9/30.0
• ARV discount +11.5/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Home in Arrowhead Ranch Park 55+ Community. .. .Discover comfort and community in this beautifully maintained 3-bedroom, 2-bath home with a 2-car garage, located in the highly desirable Arrowhead Ranch Park 55+ neighborhood, space rent is $575. Thoughtful updates include a newer air conditioner and heating system (2 years old), hot water heater (2 years old), leased water softener, reverse osmosis system under the kitchen sink, and a freshly redone roof in 2025 offering peace of mind and move-in confidence. The spacious main bedroom features a walk-in shower, double sinks, and a walk-in closet, creating a comfortable retreat. Enjoy the inviting Arizona room perfect for morning coff

Key facts

• Freshly redone roof
• Hot water heater
• Heating system

Tags

• NEWER AIR CONDITIONER
• HEATING SYSTEM
• HOT WATER HEATER
• LEASED WATER SOFTENER
• REVERSE OSMOSIS SYSTEM
• FRESHLY REDONE ROOF

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Community clubhouse; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; 220 volt electric service; Natural gas available
• Home design: Manufactured home (double wide); Residential property; Located in a senior community; Zoned RMH (Residential Mobile Homes)
• Construction: Shingle roof
• Exterior features: Covered, enclosed patio; Patio; Community pool; Community spa; Paved road access; Pets allowed

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Laminate counters; Breakfast bar
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Ceiling fans; Laminate counters; Vaulted ceilings; Walk-in closets; Accessible full bathroom
• Laundry & utility: Inside laundry; Water softener; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 33% 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 $961 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $152,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 E El Rodeo Rd #106	0.05mi	3/2.0	1,344 (-0%)	12mo	$185,000	$138	87
1545 E El Rodeo Rd #112	0.14mi	2/2.0 (-1)	1,352 (+0%)	5mo	$135,000	$100	84
1545 E El Rodeo Rd #48	0.14mi	2/2.0 (-1)	1,326 (-2%)	4mo	$137,900	$104	82
1545 E El Rodeo Rd #72	0.00mi	2/2.0 (-1)	1,248 (-8%)	5mo	$100,000	$80	78
1545 El Rodeo Rd #167	0.14mi	3/2.0	1,300 (-4%)	11mo	$129,900	$100	78
4884 S Baronsgate Way	0.25mi	3/2.0	1,238 (-8%)	4mo	$249,900	$202	72
1545 E El Rodeo Rd #11	0.05mi	3/2.0	1,493 (+11%)	12mo	$168,000	$113	70
1545 E El Rodeo Rd #23	0.05mi	2/2.0 (-1)	1,200 (-11%)	14mo	$84,000	$70	62
1545 E El Rodeo Rd #113	0.05mi	2/2.0 (-1)	1,508 (+12%)	14mo	$130,000	$86	62
1545 E El Rodeo Rd #60	0.14mi	2/2.0 (-1)	1,546 (+14%)	3mo	$175,900	$114	61
1545 E El Rodeo Rd Lot 18	0.14mi	2/2.0 (-1)	1,188 (-12%)	10mo	$156,750	$132	60
5150 S El Ganadero Dr	0.73mi	3/2.0	1,224 (-9%)	13mo	$242,500	$198	39

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,639
• Equity at exit: $20,725

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $39,089
• Equity at exit: $12,018

Cash invested: $38,920 (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: $1,755 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $426

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 71%

Sensitivity live

Price	-10% $522	-5% $474	+0% $426	+5% $378	+10% $330
Rent	-10% $287	-5% $357	+0% $426	+5% $495	+10% $565
Rate	-1.0pp $496	-0.5pp $461	base $426	+0.5pp $390	+1.0pp $353

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	13d	1	0.24mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	13d	1	0.24mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	13d	1	0.35mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	13d	1	0.49mi
4658 S Reyes Adobe Dr Fort Mohave, AZ	3.0	2.0	1600	$2,400	$1.50	13d	1	0.63mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	13d	1	1.33mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	13d	1	1.37mi
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	13d	1	1.46mi
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	13d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $139,000 Active 225 DOM
2. 2026-06-17
   days on market $139,000 Active 224 DOM
3. 2026-06-16
   days on market $139,000 Active 223 DOM
4. 2026-06-15
   days on market $139,000 Active 222 DOM
5. 2026-06-14
   days on market $139,000 Active 220 DOM
6. 2026-06-13
   days on market $139,000 Active 219 DOM
7. 2026-06-10
   days on market $139,000 Active 217 DOM
8. 2026-06-09
   days on market $139,000 Active 216 DOM
9. 2026-06-08
   days on market $139,000 Active 215 DOM
10. 2026-06-07
    days on market $139,000 Active 214 DOM
11. 2026-06-05
    days on market $139,000 Active 211 DOM
12. 2026-06-03
    days on market $139,000 Active 210 DOM
13. 2026-06-02
    days on market $139,000 Active 209 DOM
14. 2026-06-01
    days on market $139,000 Active 208 DOM
15. 2026-05-31
    days on market $139,000 Active 207 DOM
16. 2026-05-30
    days on market $139,000 Active 206 DOM
17. 2025-11-05
    listed $139,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $21,063
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$4,044
• Taxable income: $3,083
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $4,373/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

1 event — show timeline

• 2025-11-05 Listed $139,000 WARDEX