8752 S Yellow Jacket Dr · Mammoth, AZ 85192

$47,500

1 bd · 1.0 ba · 980 sqft · Manufactured public records · 9 Days on market

Built 1978

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Looking for space, freedom, and opportunity? This 2.34-acre property in Dudleyville, AZ offers the perfect combination of country living, investment potential, and room to create your vision. ?? Property Features: ? Single-wide mobile home ready for renovation ? Shared well connection already operating ? Power already on the property ? Spacious 2.34-acre lot with plenty of room to expand Whether you dream of simple living, creating your own micro-farm, storing RVs, or exploring additional development opportunities, this property gives you the flexibility to make it happen. With growing mining activity in the region, this property may also be an attractive option for miners, investors, or a

Key facts

• 2.34-acre property
• Spacious lot
• Built 1978

Tags

• 2.34-ACRE PROPERTY
• SINGLE-WIDE MOBILE HOME
• SHARED WELL CONNECTION
• POWER ALREADY ON PROPERTY
• SPACIOUS LOT
• FLEXIBILITY TO EXPAND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $48k).

Location & tenants

• Location reads 60/100 on livability (#186 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Ray Unified District (4438) (rural): math 22% / reading 30% proficiency, ranked #318 of 501 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($328 loan paydown + $1k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,500

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.09% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.67%
• DSCR: 2.99
• GRM: 4.0

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: 50.0%
• Equity multiple: 3.80×
• Total profit: $37,249
• Equity at exit: $21,358

10-year hold

• IRR: 49.6%
• Equity multiple: 7.65×
• Total profit: $88,404
• Equity at exit: $32,915

Cash invested: $13,300 (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 85192

• Active inventory: 13
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $495

Break-even live

Break-even rent $368

Max offer price $47,500

Occupancy floor 45%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $47,500 Active 9 DOM
2. 2026-06-17
   days on market $47,500 Active 8 DOM
3. 2026-06-16
   days on market $47,500 Active 7 DOM
4. 2026-06-15
   days on market $47,500 Active 6 DOM
5. 2026-06-13
   days on market $47,500 Active 4 DOM
6. 2026-06-13
   days on market $47,500 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $47,500 Active 1 DOM

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $314 · $26/mo
• Expected delta: +$53/yr (+$4/mo · 20.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 13 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: $11,935
• − Mortgage interest: −$2,661
• − Property taxes: −$261
• − Insurance: −$238
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,382
• Taxable income: $5,485
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $4,625/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: Ray Unified District (4438)
• NCES district ID: 0406850
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $45,632
• Composite: 25.45/100
• National rank: #12864
• State rank: #318 of 501 in AZ

Livability — Mammoth

• Score: 60/100
• State rank: #186
• US rank: #19449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,831

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 38% Two or more races 11%
• Hispanic origin (detail): Mexican 34% Cuban 2%
• Common ancestry: Lithuanian 9% Romanian 7% Iranian 5%
• Foreign-born: 1% · Canada
• Languages at home: 77% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-10 Listed $47,500 FSBO.com

Property tax history

+3.0%/yr

Latest (2025): $261 · +5.5% YoY. Source: county tax records.