2401 W Route 66 #17 · Flagstaff, AZ 86001

$209,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 246 Days on market

Manufactured home Built 1984 Good condition 5,227 sqft lot $181/sqft · 50% below area Est $418k · 50% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -3.9

Listing remarks MLS

Turnkey Charmer in Wildwood Hills Flagstaff Community ......Don't miss this rare opportunity to own a fully remodeled, fully furnished move-in-ready home in the peaceful community of Wildwood Hills in Flagstaff. Whether you're seeking a cool summer retreat or a year-round residence, this 3-bedroom, 2-bathroom home checks all the boxes. Step inside to find a completely updated interior featuring new life-proof vinyl plank flooring, plush carpet in the bedrooms, and fresh drywall throughout. The kitchen has been fully upgraded with brand-new appliances, countertops, and modern cabinetry. Both bathrooms shine, with the master boasting dual sinks, a dedicated makeup vanity and two heating units for comfort. Enjoy practical perks like two A/C units, a re-leveled foundation with new piers, and a detached two-car garage with a built-in workbench. This home also includes new doors, window coverings, and comes fully furnished. Relax on the shaded front porch or enjoy the private, fenced backyard with a patio, perfect for entertaining or quiet evenings. The remodeled clubhouse with a pool and spa is just a short walk away. Land is leased for 1495/month and must be approved by park manager before submitting an offer. Call today to schedule a private showing.

Key facts

• Dual sinks
• Fully remodeled
• Modern cabinetry

Tags

• FULLY REMODELED
• FULLY FURNISHED
• UPDATED INTERIOR
• NEW APPLIANCES
• MODERN CABINETRY
• DUAL SINKS

🏷️ Possibly a rental listed for sale. The $209,000 price doesn't fit this home's estimated sale value (~$417,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (16.4% below list).
• Recommended offer: $175k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.4% 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: Manuel Demiguel Elementary School (math 39% / reading 55%, grade D-, #308 of 1,109 statewide, top 29%, 579 students, 19% FRL); Mount Elden Middle School (math 16% / reading 23%, grade F, #134 of 218 statewide, top 63%, 757 students, 51% FRL); Flagstaff High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,620 students, 25% FRL).
• Market conditions: Rents flat; 487 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,695 (16.4% 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 246 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $417,500
• List price: $209,000
• Delta: -49.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 W Route 66 Lot 1	0.04mi	3/2.0	1,130 (-2%)	1mo	$146,850	$130	94
1407 S Union Pacific St	0.46mi	3/2.0	1,121 (-3%)	4mo	$430,000	$384	70
2460 W Rio Grande Ct	0.46mi	3/2.0	1,066 (-8%)	1mo	$439,850	$413	65
2412 W Rio Grande Ct	0.45mi	3/2.0	1,188 (+3%)	12mo	$399,000	$336	64
1314 S Burlington St	0.49mi	3/2.0	1,094 (-5%)	6mo	$430,000	$393	63
1879 S Southern Pacific St	0.27mi	3/2.0	1,323 (+15%)	2mo	$469,000	$354	61
1793 W Mikey Dr	0.57mi	2/2.0 (-1)	1,056 (-8%)	0mo	$398,000	$377	54
1301 S Burlington St	0.50mi	3/2.0	1,080 (-6%)	15mo	$420,000	$389	54
1248 S Chattanooga St	0.61mi	3/2.0	1,296 (+12%)	4mo	$470,000	$363	47
1758 W Sherrie Dr	0.61mi	3/2.0	1,296 (+12%)	4mo	$420,000	$324	47
1471 S Mark Ln	0.71mi	3/2.0	1,296 (+12%)	1mo	$380,000	$293	45
1675 W Sherrie Dr	0.65mi	3/2.0	1,296 (+12%)	6mo	$410,000	$316	44

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.21×
• Total profit: $-46,329
• Equity at exit: $31,163

10-year hold

• IRR: -27.5%
• Equity multiple: -0.15×
• Total profit: $-67,213
• Equity at exit: $18,071

Cash invested: $58,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 3 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $167,450 ($144/sqft)
• Median days on market: 63 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +152.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86001

• Rents YoY: 0.6%
• Active inventory: 487
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-131

Break-even live

Break-even rent $1,912

Max offer price $190,085

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-59	+0% $-131	+5% $-203	+10% $-275
Rent	-10% $-269	-5% $-200	+0% $-131	+5% $-62	+10% $7
Rate	-1.0pp $-25	-0.5pp $-78	base $-131	+0.5pp $-185	+1.0pp $-240

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: $52,250
• Closing costs: $6,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2382 W Cripple Creek Dr Flagstaff, AZ	2.0	2.5	1274	$2,200	$1.73	51d	1	0.15mi
2374 W Cripple Creek Dr Flagstaff, AZ	2.0	2.5	1300	$2,150	$1.65	10d	1	0.15mi
2475 W Rock Island Ave Flagstaff, AZ	2.0	2.0	1094	$2,000	$1.83	28d	1	0.20mi
2544 W Coronado Ave Flagstaff, AZ	3.0	2.0	1379	$2,600	$1.89	36d	1	0.34mi
2701 S Woody Mountain Rd Flagstaff, AZ	1.0–3.0	1.0–2.0	1078	$3,215	$2.98	0d	79	0.49mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,648	$1.82	0d	3	0.77mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	184d	3	0.77mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,648	$1.82	16d	3	0.77mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,698	$1.87	2d	2	0.77mi
1000 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	792	$1,950	$2.46	0d	11	0.89mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	907	$2,510	$2.77	8d	11	0.94mi
2865 S Highland Mesa Rd Flagstaff, AZ	3.0	2.5	1177	$2,195	$1.86	10d	1	0.99mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$1,993	$2.27	2d	5	1.05mi
800 W Forest Meadows St Flagstaff, AZ	1.0–3.0	1.0–2.0	847	$2,772	$3.27	0d	31	1.09mi
813 W University Ave Flagstaff, AZ	2.0	1.0–2.0	567	$1,850	$3.26	10d	1	1.13mi
1515 S Yale St Flagstaff, AZ	2.0	1.0–2.0	860	$1,740	$2.02	184d	6	1.14mi
1515 S Yale St Flagstaff, AZ	2.0	2.0	860	$1,660	$1.93	10d	1	1.14mi
700 W University Ave Flagstaff, AZ	2.0	1.0–2.0	675	$1,875	$2.78	1d	1	1.14mi
3224 S Mehrhoff Pl Flagstaff, AZ	3.0	2.0	1494	$3,000	$2.01	37d	1	1.32mi
600 W University Heights Dr N Flagstaff, AZ	1.0–2.0	1.0–2.0	874	$2,195	$2.51	0d	7	1.38mi
3200 S Litzler Dr Unit 9-236 Flagstaff, AZ	2.0	2.0	776	$1,800	$2.32	184d	1	1.40mi
3200 S Litzler Dr Unit 8-233 Flagstaff, AZ	2.0	2.0	776	$2,600	$3.35	14d	1	1.40mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	827	$1,500	$1.81	9d	1	1.40mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	827	$1,650	$2.00	50d	1	1.40mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	827	$1,675	$2.03	47d	1	1.40mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	827	$1,575	$1.90	36d	1	1.40mi
1200 S Riordan Ranch St Flagstaff, AZ	2.0	2.0	851	$1,500	$1.76	10d	1	1.40mi
3200 S Litzler Dr Flagstaff, AZ	2.0	2.0	805	$1,700	$2.11	51d	1	1.40mi
3200 S Litzler Dr Flagstaff, AZ	1.0–2.0	1.0–2.0	913	$2,000	$2.19	1d	5	1.40mi
3200 S Litzler Dr Flagstaff, AZ	2.0	2.0	805	$1,550	$1.93	44d	1	1.40mi
3200 S Litzler Dr Flagstaff, AZ	2.0	2.0	800	$1,500	$1.88	10d	1	1.40mi
3200 S Litzler Dr Flagstaff, AZ	1.0–2.0	1.0–2.0	753	$2,000	$2.65	0d	5	1.40mi

Listing history 50 events

1. 2026-11-08
   days on market $209,000 Active 246 DOM
2. 2026-11-07
   days on market $209,000 Active 245 DOM
3. 2026-11-06
   days on market $209,000 Active 244 DOM
4. 2026-11-05
   days on market $209,000 Active 243 DOM
5. 2026-11-04
   days on market $209,000 Active 242 DOM
6. 2026-11-02
   days on market $209,000 Active 240 DOM
7. 2026-11-01
   days on market $209,000 Active 239 DOM
8. 2026-10-31
   days on market $209,000 Active 238 DOM
9. 2026-10-30
   days on market $209,000 Active 237 DOM
10. 2026-10-29
    days on market $209,000 Active 236 DOM
11. 2026-10-28
    days on market $209,000 Active 235 DOM
12. 2026-10-27
    days on market $209,000 Active 234 DOM
13. 2026-10-26
    days on market $209,000 Active 233 DOM
14. 2026-10-25
    days on market $209,000 Active 232 DOM
15. 2026-10-24
    days on market $209,000 Active 231 DOM
16. 2026-10-23
    days on market $209,000 Active 230 DOM
17. 2026-10-22
    days on market $209,000 Active 229 DOM
18. 2026-10-21
    days on market $209,000 Active 228 DOM
19. 2026-10-20
    days on market $209,000 Active 227 DOM
20. 2026-10-19
    days on market $209,000 Active 226 DOM
21. 2026-10-18
    days on market $209,000 Active 225 DOM
22. 2026-10-17
    days on market $209,000 Active 224 DOM
23. 2026-10-16
    days on market $209,000 Active 223 DOM
24. 2026-10-15
    days on market $209,000 Active 222 DOM
25. 2026-10-14
    days on market $209,000 Active 221 DOM
26. 2026-10-13
    days on market $209,000 Active 220 DOM
27. 2026-10-12
    days on market $209,000 Active 219 DOM
28. 2026-10-11
    days on market $209,000 Active 218 DOM
29. 2026-10-10
    days on market $209,000 Active 217 DOM
30. 2026-10-09
    days on market $209,000 Active 216 DOM
31. 2026-10-08
    days on market $209,000 Active 215 DOM
32. 2026-10-07
    days on market $209,000 Active 214 DOM
33. 2026-10-06
    days on market $209,000 Active 213 DOM
34. 2026-10-05
    days on market $209,000 Active 212 DOM
35. 2026-10-04
    days on market $209,000 Active 211 DOM
36. 2026-10-04
    days on market $209,000 Active 210 DOM
37. 2026-10-02
    days on market $209,000 Active 209 DOM
38. 2026-10-01
    days on market $209,000 Active 208 DOM
39. 2026-09-30
    days on market $209,000 Active 207 DOM
40. 2026-09-29
    days on market $209,000 Active 206 DOM
41. 2026-09-28
    days on market $209,000 Active 205 DOM
42. 2026-09-27
    days on market $209,000 Active 204 DOM
43. 2026-09-26
    days on market $209,000 Active 203 DOM
44. 2026-09-25
    days on market $209,000 Active 202 DOM
45. 2026-09-24
    days on market $209,000 Active 201 DOM
46. 2026-09-24
    days on market $209,000 Active 200 DOM
47. 2026-09-22
    days on market $209,000 Active 199 DOM
48. 2026-09-21
    days on market $209,000 Active 198 DOM
49. 2026-09-20
    days on market $209,000 Active 197 DOM
50. 2026-09-19
    days on market $209,000 Active 196 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 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: $20,963
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$6,080
• Taxable loss: −$5,155
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $-331/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 Est. rehab $5,760–$17,280 screening

This fully remodeled and furnished home in Wildwood Hills, Flagstaff, is move-in ready with updated interiors and a well-maintained exterior.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Trim the landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Manuel Demiguel Elementary School D- AZ #308/1,109 Nat'l #14,504/41,679 Middle Mount Elden Middle School F AZ #134/218 Nat'l #11,801/14,009 High Flagstaff High School F AZ #154/381 Nat'l #12,478/17,239

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

C Composite livability gradescore 61/100

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 · 150,645 people
• City population: 91,667
• Metro: Flagstaff, AZ
• Population (ZIP): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 62% Hispanic / Latino 15% Native American 12% Two or more races 9% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10%
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

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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: ▼ -488.37%
• Current HPI: 393.2551
• Rent YoY: ▲ 0.55%
• Metro: Flagstaff, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

+16.2% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $219,000 NAZMLS
• 2026-05-01 Price Changed $229,000 NAZMLS
• 2026-03-24 Price Changed $239,000 NAZMLS
• 2026-03-02 Listed $249,000 NAZMLS
• 2025-12-31 Listing Removed — NAZMLS
• 2025-08-26 Price Changed $249,000 NAZMLS
• 2025-08-05 Price Changed $259,000 NAZMLS
• 2025-05-22 Listed $269,999 NAZMLS
• 2022-09-30 Sold (MLS) $178,000 NAZMLS
• 2022-08-08 Listing Removed — NAZMLS
• 2022-06-28 Price Changed $186,000 NAZMLS
• 2022-05-20 Listed $188,500 NAZMLS