44129 Sandy Loam Ln · Bouse, AZ 85325

$55,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 476 Days on market

Built 1972 2.12 ac lot ↓ 59% since listing

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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 +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Nestled in the stark beauty of the Sonoran Desert, 44129 Sandy Loam Lane, offers a captivating desert oasis that serves as a serene escape from the arid landscape. Handyman Special on 2 Acres! Remodel or put a brand new home. 2 Acres of vast land in scenic Bouse. Shipping container included with the sell of the property. Electric to the property. Bouse is a small and charming town surrounded by a network of trails that wind through rugged terrain and offer breathtaking vistas of the desert's rugged beauty. Just a short drive away lies the Kofa National Wildlife Refuge, a sprawling sanctuary that provides a haven for a diverse array of wildlife, including desert bighorn sheep and rare bird s

Key facts

• Desert oasis
• Septic put in 2004
• 2 acres land

Tags

• DESERT OASIS
• HANDYMAN SPECIAL
• 2 ACRES LAND
• SHIPPING CONTAINER INCLUDED
• ELECTRIC TO PROPERTY
• SEPTIC PUT IN 2004

Property features AI

Finance

• Other: Zoned P-RA (Rural Area); Lot about 2.12 acres

Exterior

• Parking: No parking specified
• Utilities: 200+ amp electrical service; Septic tank; Other water source
• Home design: Single-story manufactured home; Manufactured by Lancer
• Construction: Vertical siding; Built as a manufactured home; Mobile dimensions approximately 24 ft wide by 68 ft long
• Exterior features: Chain link fencing; Shingle roof; Unimproved road frontage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No central cooling
• Interior features: Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#136 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: health & safety C-, schools F, amenities F.
• Bouse Elementary District (4513) (rural): math 21% / reading 21% proficiency, ranked #364 of 501 in AZ (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 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 $2k of equity ($380 loan paydown + $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $80k (59%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 476 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 2.44% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.95%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $35,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44129 Sandy Loam Ln	0.00mi	3/2.0	1,536 (0%)	0mo	$35,000	$23	100

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

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.52×
• Total profit: $23,367
• Equity at exit: $25,096

10-year hold

• IRR: 27.3%
• Equity multiple: 4.93×
• Total profit: $60,572
• Equity at exit: $38,964

Cash invested: $15,400 (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 85325

• Home prices YoY: 2.6%
• Active inventory: 64
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $253

Break-even live

Break-even rent $1,021

Max offer price $55,000

Occupancy floor 76%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $55,000 Pending 476 DOM
2. 2026-06-03
   days on market $55,000 Active 475 DOM
3. 2026-06-02
   days on market $55,000 Active 474 DOM
4. 2026-06-01
   days on market $55,000 Active 473 DOM
5. 2026-05-31
   days on market $55,000 Active 472 DOM
6. 2026-05-30
   days on market $55,000 Active 471 DOM
7. 2026-03-05
   status Active
8. 2026-02-26
   price $55,000
9. 2026-01-14
   price $64,500
10. 2025-11-07
    price $69,500
11. 2025-10-30
    status Active
12. 2025-09-10
    status Pending
13. 2025-09-02
    status Active
14. 2025-07-16
    price $75,000
15. 2025-04-22
    price $79,750
16. 2025-03-18
    price $85,000
17. 2025-02-13
    price $90,000
18. 2025-01-06
    price $96,500
19. 2024-09-25
    price $112,500
20. 2024-08-19
    listed $135,000 Active

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,096
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$1,600
• Taxable income: $2,621
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $2,407/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: Bouse Elementary District (4513)
• NCES district ID: 0401290
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 21% ▬ 0.00%
• Median HH income: $35,929
• Composite: 20.6/100
• National rank: #13764
• State rank: #364 of 501 in AZ

Livability — Bouse

• Score: 62/100
• State rank: #136
• US rank: #16589

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: Bouse, AZ
• Population (ZIP): 1,123

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Iranian 3% Romanian 3% Slovak 3%
• Foreign-born: 1%

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: ▲ 3.12%
• Current HPI: 121.9498
• 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

-59.3% since first listed

14 events — show timeline

• 2026-03-05 Relisted — LHAR
• 2026-02-26 Price Changed $55,000 LHAR
• 2026-01-14 Price Changed $64,500 LHAR
• 2025-11-07 Price Changed $69,500 LHAR
• 2025-10-30 Relisted — LHAR
• 2025-09-10 Pending — LHAR
• 2025-09-02 Relisted — LHAR
• 2025-07-16 Price Changed $75,000 LHAR
• 2025-04-22 Price Changed $79,750 LHAR
• 2025-03-18 Price Changed $85,000 LHAR
• 2025-02-13 Price Changed $90,000 LHAR
• 2025-01-06 Price Changed $96,500 LHAR
• 2024-09-25 Price Changed $112,500 LHAR
• 2024-08-19 Listed $135,000 LHAR