66725 64th Pl · Salome, AZ 85348

$150,000

3 bd · 1.0 ba · 902 sqft · Manufactured public records · 185 Days on market

Built 1979 10,454 sqft lot Est $138k · 9% 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 +13.2/30.0
• Appreciation +6.6/10.0
• DSCR +4.0/10.0
• ARV discount +3.6/15.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Single widemobile home with addition built on with two bedrooms, storage container, two sheds

Key facts

• Storage container
• Two bedrooms
• Two sheds

Tags

• TWO BEDROOMS
• STORAGE CONTAINER
• TWO SHEDS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: 200+ amp electric service; Natural gas available and connected; Underground utilities; Septic tank
• Home design: Manufactured home (single wide); 1 story; Residential property in Keller Retirement Community
• Construction: 44-foot mobile home length; Built by sandpoint
• Exterior features: Fenced front yard with brick fencing; Metal roof; Shed(s) on the property; Lot dimensions approximately 79 x 130

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate counters
• Laundry & utility: Laundry area inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (24.2% below list).
• Recommended offer: $114k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Salome — 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 66/100 on livability (#76 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Bicentennial Union High School District (4515) (rural): math 0% / reading 11% proficiency, ranked #448 of 501 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Salome Elementary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 124 students, 70% FRL); Salome High School (math 10% / reading 10%, grade F, #298 of 381 statewide, top 90%, 126 students, 80% FRL).
• Market conditions: 138 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $113,723 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $138,006
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39911 Idaho Way	0.06mi	2/1.0 (-1)	840 (-7%)	4mo	$105,000	$125	78
40135 Idaho Way	0.27mi	2/1.5 (-1)	832 (-8%)	17mo	$129,900	$156	53
66362 65th St	0.50mi	2/1.5 (-1)	840 (-7%)	6mo	$45,000	$54	53
66841 Capri Ln	0.32mi	3/2.0	980 (+9%)	18mo	$150,000	$153	52
66900 Capri Ln	0.38mi	2/1.0 (-1)	768 (-15%)	16mo	$100,000	$130	39
39423 North Ave	0.59mi	2/2.0 (-1)	1,026 (+14%)	14mo	$215,000	$210	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.45×
• Total profit: $18,701
• Equity at exit: $68,406

10-year hold

• IRR: 10.3%
• Equity multiple: 2.56×
• Total profit: $65,681
• Equity at exit: $106,174

Cash invested: $42,000 (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 85348

• Home prices YoY: 2.0%
• Active inventory: 138
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-3

Break-even live

Break-even rent $1,141

Max offer price $149,433

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $39	+0% $-3	+5% $-46	+10% $-88
Rent	-10% $-93	-5% $-48	+0% $-3	+5% $42	+10% $87
Rate	-1.0pp $72	-0.5pp $35	base $-3	+0.5pp $-42	+1.0pp $-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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $150,000 Active 185 DOM
2. 2026-06-19
   days on market $150,000 Active 183 DOM
3. 2026-06-18
   days on market $150,000 Active 182 DOM
4. 2026-06-17
   days on market $150,000 Active 181 DOM
5. 2026-06-16
   days on market $150,000 Active 180 DOM
6. 2026-06-15
   days on market $150,000 Active 179 DOM
7. 2026-06-14
   days on market $150,000 Active 177 DOM
8. 2026-06-13
   days on market $150,000 Active 176 DOM
9. 2026-06-10
   days on market $150,000 Active 174 DOM
10. 2026-06-09
    days on market $150,000 Active 173 DOM
11. 2026-06-08
    days on market $150,000 Active 172 DOM
12. 2026-06-07
    days on market $150,000 Active 171 DOM
13. 2026-06-05
    days on market $150,000 Active 168 DOM
14. 2026-06-03
    days on market $150,000 Active 167 DOM
15. 2026-06-02
    days on market $150,000 Active 166 DOM
16. 2026-06-01
    days on market $150,000 Active 165 DOM
17. 2026-05-31
    days on market $150,000 Active 164 DOM
18. 2026-05-30
    days on market $150,000 Active 163 DOM
19. 2025-12-18
    listed $150,000 Active

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$360/yr (+$30/mo · 57.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°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: $13,647
• − Mortgage interest: −$8,402
• − Property taxes: −$630
• − Insurance: −$750
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$4,364
• Taxable loss: −$2,683
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $605/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: Bicentennial Union High School District (4515)
• NCES district ID: 0401160
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 11% ▬ 0.00%
• Median HH income: $34,540
• Composite: 8.23/100
• National rank: #14749
• State rank: #448 of 501 in AZ

Livability — Salome

• Score: 66/100
• State rank: #76
• US rank: #11989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salome, AZ
• Population (ZIP): 2,201

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 3% Slovak 3% German 3%
• Foreign-born: 10% · Canada
• Languages at home: 90% English-only · Other Indo-European 5% Spanish 4%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 161.321
• 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

• 2025-12-18 Listed $150,000 LHAR

Property tax history

+0.4%/yr

Latest (2025): $630 · +5.7% YoY. Source: county tax records.