1545 E El Rodeo Rd Rd #28 · Fort Mohave, AZ 86426

$144,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 28 Days on market

Built 1993 Good condition Est $130k · 12% over ↓ 7% since listing

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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 +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

Key facts

• Tile in baths
• Tile in kitchen
• Water softener

Tags

• LUXURY VINYL FLOORING
• TILE IN BATHS
• TILE IN KITCHEN
• REVERSE OSMOSIS SYSTEM
• WATER SOFTENER
• SOLID SURFACE COUNTERTOPS

Property features AI

Finance

• Other: Zoned for residential mobile homes (RMH)
• HOA & community: Land is leased

Exterior

• Utilities: 220 volt electric service; Natural gas available; Underground utilities; Public sewer
• Home design: Manufactured home (double wide); Entry with 36" door; Single story (manufactured); Vaulted ceiling(s) inside
• Construction: Rolled/Hot Mop roof; Shingle roof
• Exterior features: Community pool; Curbs; No fencing; Water-smart landscaping

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Oven; Range; Refrigerator; Water purifier; Counters (solid surface implied)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Ceiling fans; Kitchen island; Open floor plan; Vaulted ceilings; Walk-in closets; Window coverings; Accessible full bath
• Laundry & utility: Water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $97k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $142,726 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $129,792
• 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 #72	0.14mi	2/2.0	1,248 (0%)	5mo	$100,000	$80	89
1545 El Rodeo Rd #64	0.00mi	2/2.0	1,240 (-1%)	15mo	$105,000	$85	86
1545 E El Rodeo Rd #48	0.00mi	2/2.0	1,326 (+6%)	4mo	$137,900	$104	86
1545 E El Rodeo Rd Lot 18	0.00mi	2/2.0	1,188 (-5%)	10mo	$156,750	$132	84
1545 E El Rodeo Rd #112	0.00mi	2/2.0	1,352 (+8%)	5mo	$135,000	$100	82
1545 El Rodeo Rd #167	0.00mi	3/2.0 (+1)	1,300 (+4%)	11mo	$129,900	$100	79
1545 E El Rodeo Rd #23	0.15mi	2/2.0	1,200 (-4%)	14mo	$84,000	$70	75
4884 S Baronsgate Way	0.36mi	3/2.0 (+1)	1,238 (-1%)	4mo	$249,900	$202	74
1545 El Rodeo Rd Rd #44	0.15mi	2/2.0	1,300 (+4%)	16mo	$119,000	$92	73
1545 E El Rodeo Rd #59	0.15mi	3/2.0 (+1)	1,300 (+4%)	14mo	$160,000	$123	70
1545 E El Rodeo Rd #170	0.15mi	3/2.0 (+1)	1,300 (+4%)	16mo	$157,000	$121	68
1545 E El Rodeo Rd #106	0.15mi	3/2.0 (+1)	1,344 (+8%)	12mo	$185,000	$138	65

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,563
• Equity at exit: $21,605

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $7,498
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $202

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 82%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	13d	1	0.27mi
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	13d	1	0.29mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	13d	1	0.43mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	13d	1	0.58mi
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	20d	1	0.78mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	13d	1	1.39mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	13d	1	1.39mi
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	13d	1	1.44mi
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	13d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $144,900 Active 28 DOM
2. 2026-06-17
   days on market $144,900 Active 27 DOM
3. 2026-06-16
   days on market $144,900 Active 26 DOM
4. 2026-06-15
   days on market $144,900 Active 25 DOM
5. 2026-06-14
   days on market $144,900 Active 23 DOM
6. 2026-06-13
   days on market $144,900 Active 22 DOM
7. 2026-06-10
   days on market $144,900 Active 20 DOM
8. 2026-06-09
   days on market $144,900 Active 19 DOM
9. 2026-06-08
   days on market $144,900 Active 18 DOM
10. 2026-06-07
    days on market $144,900 Active 17 DOM
11. 2026-06-05
    days on market $144,900 Active 14 DOM
12. 2026-06-03
    days on market $144,900 Active 13 DOM
13. 2026-06-02
    days on market $144,900 Active 12 DOM
14. 2026-06-01
    days on market $144,900 Active 11 DOM
15. 2026-05-31
    days on market $144,900 Active 10 DOM
16. 2026-05-30
    days on market $144,900 Active 9 DOM
17. 2026-05-20
    listed $144,900 Active
18. 2024-09-20
    soldstatus $97,000 Closed 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

19. 2024-09-15
    status Pending 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

20. 2024-06-25
    price $119,900 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

21. 2024-05-07
    price $128,900 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

22. 2024-03-26
    status Active 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

23. 2024-03-03
    status Pending 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

24. 2023-12-05
    listed $132,900 Active 599-char remark

    Show marketing remark (599 chars)

    Beautiful 2 bedroom/2 bath home in Arrowhead Ranch MH Community, the, Premier 55+ community in Mohave Valley. This home has it all! Beautiful kitchen with lots of cabinets and lots of prep space. This home shows as new, maintained beautifully. Kitchen is equipped with stove, refrigerator, dishwasher, and countertop microwave. Washer and dryer are included. Furniture is negotiable. Lot rent is $475.00 per month which includes trash. The community amenities included a newly renovated club house, rec room, indoor heated pool, hot tub, dog park, all of which are open 24 hours a day to residents.

25. 2023-01-23
    price $149,999
26. 2022-07-12
    listed $155,900 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: $18,286
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,215
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,398/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 80/100 Cosmetic rehab

This home is in good condition with recent updates, making it move-in ready. It has a good curb appeal and fresh interior paint, but some minor updates could further enhance its value.

Value-add opportunities

• Both Paint exterior doors — Enhances curb appeal and protects against weather
• Both Replace blinds — Freshen up interior and improve light control
• Both Replace flooring in bathrooms — Update outdated tile and improve functionality
• Both Replace countertops in kitchen — Update outdated countertops and improve functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior doors — Enhances curb appeal and protects against weather ↑
• Both Replace blinds — Freshen up interior and improve light control ↑
• Both Replace flooring in bathrooms — Update outdated tile and improve functionality ↑
• Both Replace countertops in kitchen — Update outdated countertops and improve functionality ↑

ⓘ 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

-7.1% since first listed

10 events — show timeline

• 2026-05-20 Listed $144,900 WARDEX
• 2024-09-20 Sold (MLS) $97,000 WARDEX
• 2024-09-15 Pending — WARDEX
• 2024-06-25 Price Changed $119,900 WARDEX
• 2024-05-07 Price Changed $128,900 WARDEX
• 2024-03-26 Relisted — WARDEX
• 2024-03-03 Pending — WARDEX
• 2023-12-05 Listed $132,900 WARDEX
• 2023-01-23 Price Changed $149,999 WARDEX
• 2022-07-12 Listed $155,900 WARDEX