54125 N Mariposa Ln · Seligman, AZ 86337

$209,990

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 101 Days on market

Built 2006 3.79 ac lot $156/sqft · at area comps Est $206k · at est.

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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 +14.2/30.0
• ARV discount +6.7/15.0
• DSCR +4.3/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome home to peaceful rural living and breathtaking views in every direction. Before stepping inside, take a moment to appreciate the stunning landscape, expansive mountain and hillside views that stretch for miles. The clear desert skies provide incredible opportunities for stargazing, with spectacular views of the Milky Way and, on rare occasions, the Aurora Borealis.The fully fenced property features thoughtful landscaping that offers year-round greenery along with seasonal blooms, creating a welcoming outdoor setting.Inside, this well designed doublewide home offers two bedrooms and two bathrooms with generous living space and abundant storage both indoors and out. The laundry room, accessible from the back deck, conveniently doubles as a functional wet room.The sale also includes multiple storage sheds as well as a second parcel located directly behind the property, providing additional space and flexibility for future use. The roof was replaced in 2025 and has a 5 year transferrable warranty. With a well laid out home and an extra lot included, this property offers incredible potential and is ready for your personal finishing touches.Priced to sell, don't miss this opportunity to enjoy wide open views and quiet country living.

Key facts

• Breathtaking views
• Laundry room
• 3.79 acre lot

Tags

• BREATHTAKING VIEWS
• EXPANSIVE MOUNTAIN VIEWS
• FULLY FENCED PROPERTY
• THOUGHTFUL LANDSCAPING
• MULTIPLE STORAGE SHEDS
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $35 ($420/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (23.8% below list).
• Recommended offer: $160k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.1% in Seligman — 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 62/100 on livability (#127 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: crime F, amenities F, commute F.
• Seligman Unified District (4472) (rural): math 20% / reading 30% proficiency, ranked #339 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seligman Elementary School (math 24% / reading 34%, grade F, #548 of 1,109 statewide, top 51%, 139 students, 67% FRL); Seligman High School (math 24% / reading 24%, grade F, #154 of 381 statewide, top 53%, 60 students, 72% FRL) — zoned schools average 69% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 293 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $37k; list at $210k implies a 468% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,069 (23.8% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 24% 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 F 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. 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?
7. 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.
8. 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.
9. 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: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (median comp): $206,176
• List price: $209,990
• Delta: 1.85%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.61×
• Total profit: $-23,013
• Equity at exit: $40,776

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-9,690
• Equity at exit: $34,840

Cash invested: $58,797 (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 86337

• Home prices YoY: -1.0%
• Active inventory: 293
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $35

Break-even live

Break-even rent $1,556

Max offer price $209,990

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $94	+0% $35	+5% $-24	+10% $-84
Rent	-10% $-91	-5% $-28	+0% $35	+5% $98	+10% $161
Rate	-1.0pp $141	-0.5pp $88	base $35	+0.5pp $-19	+1.0pp $-75

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: $52,498
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $209,990 Active 101 DOM
2. 2026-06-19
   days on market $209,990 Active 99 DOM
3. 2026-06-18
   days on market $209,990 Active 98 DOM
4. 2026-06-17
   days on market $209,990 Active 97 DOM
5. 2026-06-16
   days on market $209,990 Active 96 DOM
6. 2026-06-15
   days on market $209,990 Active 95 DOM
7. 2026-06-14
   days on market $209,990 Active 93 DOM
8. 2026-06-13
   days on market $209,990 Active 92 DOM
9. 2026-06-10
   days on market $209,990 Active 90 DOM
10. 2026-06-09
    days on market $209,990 Active 89 DOM
11. 2026-06-08
    days on market $209,990 Active 88 DOM
12. 2026-06-07
    days on market $209,990 Active 87 DOM
13. 2026-06-03
    days on market $209,990 Active 83 DOM
14. 2026-06-02
    days on market $209,990 Active 82 DOM
15. 2026-06-01
    days on market $209,990 Active 81 DOM
16. 2026-05-31
    days on market $209,990 Active 80 DOM
17. 2026-05-30
    days on market $209,990 Active 79 DOM
18. 2026-03-12
    listed $209,990 Active 1255-char remark

    Show marketing remark (1255 chars)

    Welcome home to peaceful rural living and breathtaking views in every direction. Before stepping inside, take a moment to appreciate the stunning landscape, expansive mountain and hillside views that stretch for miles. The clear desert skies provide incredible opportunities for stargazing, with spectacular views of the Milky Way and, on rare occasions, the Aurora Borealis.The fully fenced property features thoughtful landscaping that offers year-round greenery along with seasonal blooms, creating a welcoming outdoor setting.Inside, this well designed doublewide home offers two bedrooms and two bathrooms with generous living space and abundant storage both indoors and out. The laundry room, accessible from the back deck, conveniently doubles as a functional wet room.The sale also includes multiple storage sheds as well as a second parcel located directly behind the property, providing additional space and flexibility for future use. The roof was replaced in 2025 and has a 5 year transferrable warranty. With a well laid out home and an extra lot included, this property offers incredible potential and is ready for your personal finishing touches.Priced to sell, don't miss this opportunity to enjoy wide open views and quiet country living.

19. 2026-01-31
    historical
20. 2025-07-17
    listed $225,000 Active
21. 2010-01-28
    soldstatus $37,000
22. 2010-01-28
    soldstatus $37,000
23. 2009-11-09
    listed $44,500
24. 2005-10-03
    soldstatus $8,500

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$896/yr (+$75/mo · 182.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 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: $19,208
• − Mortgage interest: −$11,763
• − Property taxes: −$490
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$6,109
• Taxable loss: −$3,277
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $1,206/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: Seligman Unified District (4472)
• NCES district ID: 0407630
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $35,531
• Composite: 23.7/100
• National rank: #13238
• State rank: #339 of 501 in AZ

Livability — Seligman

• Score: 62/100
• State rank: #127
• US rank: #16174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,827

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.00%
• Current HPI: 196.1506
• 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

+2370.5% since first listed

7 events — show timeline

• 2026-03-12 Listed $209,990 PAARMLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-07-17 Listed $225,000 PAARMLS as Distributed by MLS Grid
• 2010-01-28 Sold (MLS) $37,000 PAARMLS as Distributed by MLS Grid
• 2010-01-28 Sold (MLS) $37,000 NAZMLS
• 2009-11-09 Listed $44,500 NAZMLS
• 2005-10-03 Sold (Public Records) $8,500 Public Records

Property tax history

-2.4%/yr

Latest (2025): $490 · +4.3% YoY. Source: county tax records.