5250 N Us Highway 89 #147 · Flagstaff, AZ 86004

$127,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 17 Days on market

Built 2023 Good condition Est $133k · at est.

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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 +9.4/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 2023 manufactured home offering 2 bedrooms, 2 bathrooms, and a desirable split floor plan for added privacy. Designed with modern comfort in mind, this home features an open concept living area with abundant natural light, and attractive wood look flooring throughout. The spacious kitchen is the heart of the home, with a center island, ample cabinetry, and plenty of counter space for cooking and entertaining. The primary suite offers a private bath and comfortable retreat, while the secondary bedroom and full guest bath are located on the opposite side of the home. Enjoy contemporary finishes throughout, including neutral colors, recessed lighting

Key facts

• Built 2023
• Listed 16 days

Property features AI

Finance

• Other: Located in a mobile home park (land lease: yes)
• HOA & community: Has association; Community clubhouse

Exterior

• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single wide mobile home
• Construction: Built as reported by county; Crawl space
• Exterior features: Level lot; Paved road; Private maintained road; Smoke detector(s)

Interior

• Kitchen: Gas Range
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Satellite dish
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.1% in Flagstaff — 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 61/100 on livability (#167 in AZ) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: employment C-, crime D-, amenities F.
• Flagstaff Unified District (4192) (urban): math 18% / reading 29% proficiency, ranked #158 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Weitzel'S Puente De Hozho Bilingual Magnet School (math 27% / reading 37%, grade F, #505 of 1,109 statewide, top 47%, 438 students, 42% FRL); Sinagua Middle School (math 12% / reading 22%, grade F, #147 of 218 statewide, top 69%, 1,016 students, 40% FRL); Coconino High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 1,528 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 311 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coconino County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $125,095 (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. 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?
3. 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.
4. 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.
5. 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: 1.80% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.16%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $132,608
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4940 E Dean Ave	0.36mi	2/1.0	912 (+2%)	13mo	$135,000	$148	65
5600 N Dakota #17 St #17	0.35mi	3/2.0 (+1)	960 (+7%)	2mo	$106,500	$111	65
4834 E Merriam Dr	0.16mi	3/2.0 (+1)	972 (+8%)	17mo	$373,000	$384	59

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 1.99×
• Total profit: $35,084
• Equity at exit: $18,936

10-year hold

• IRR: 31.3%
• Equity multiple: 3.64×
• Total profit: $93,706
• Equity at exit: $10,981

Cash invested: $35,560 (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 86004

• Rents YoY: 1.6%
• Active inventory: 311
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $924

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,011	-5% $967	+0% $924	+5% $880	+10% $836
Rent	-10% $743	-5% $833	+0% $924	+5% $1,014	+10% $1,104
Rate	-1.0pp $987	-0.5pp $956	base $924	+0.5pp $891	+1.0pp $857

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 N Mall Way Flagstaff, AZ	1.0–2.0	1.0–2.0	880	$2,299	$2.61	45d	7	0.11mi
5404 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,240	$2.94	45d	1	0.77mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$2,160	$2.95	45d	1	0.88mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,520	$3.30	45d	1	0.91mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$2,162	$3.03	45d	16	1.06mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$2,362	$2.36	45d	12	1.10mi
4255 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	967	$2,258	$2.33	45d	24	1.38mi
4015 E Soliere Ave Flagstaff, AZ	2.0	1.0–2.0	800	$3,505	$4.38	45d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $127,000 Active 17 DOM
2. 2026-06-19
   days on market $127,000 Active 15 DOM
3. 2026-06-18
   days on market $127,000 Active 14 DOM
4. 2026-06-17
   days on market $127,000 Active 13 DOM
5. 2026-06-16
   days on market $127,000 Active 12 DOM
6. 2026-06-15
   days on market $127,000 Active 11 DOM
7. 2026-06-14
   days on market $127,000 Active 9 DOM
8. 2026-06-13
   days on market $127,000 Active 8 DOM
9. 2026-06-10
   days on market $127,000 Active 6 DOM
10. 2026-06-09
    days on market $127,000 Active 5 DOM
11. 2026-06-08
    days on market $127,000 Active 4 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $127,000 Active 3 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥88°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: $27,360
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$3,695
• Taxable income: $9,634
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $8,770/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 · 11 photos

Good 80/100 Cosmetic rehab

This 2023 manufactured home is in good condition with modern updates and a good curb appeal. Minor cosmetic improvements can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans — Improves air circulation and aesthetics
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Improves air circulation and aesthetics ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ 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: Flagstaff Unified District (4192)
• NCES district ID: 0402860
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $53,510
• Composite: 21.11/100
• National rank: #8437
• State rank: #158 of 249 in AZ

Livability — Flagstaff

• Score: 61/100
• State rank: #167
• US rank: #18308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flagstaff, AZ
• County: Coconino County · 91,667 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 36,394
• Household income: $81,172
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1475.0

Population outlook (Coconino County) Hauer SSP2

• Today (2025): 150,645 people
• By 2030: 156,857 · +4.1%
• By 2040: 168,714 · +12.0%
• By 2050: 181,082 · +20.2%
• By 2075: 218,399 · +45.0%
• By 2100: 238,853 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 13% Native American 12% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Coconino

• 2024 margin: D (+19.9) · D 59.2% · R 39.4% · Other 1.4%
• 2008→2024 swing: +2.9pp toward D · 2008: 17.0pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.1 2016: D+19.4 2012: D+14.9 2008: D+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -454.67%
• Current HPI: 411.8577
• Rent YoY: ▲ 1.59%
• Metro: Flagstaff, 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

• 2026-06-05 Listed $127,000 NAZMLS