5653 SE Ruby St · Fort Mohave, AZ 86426

$189,900

2 bd · 2.0 ba · 958 sqft · Land public records · 232 Days on market

Built 1982 6,534 sqft lot $3/mo HOA

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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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for that RECENTLY REDONE manufactured home with PANORAMIC mountain views & RV parking? Come check out this TURNKEY 958 sf 2 bed 2 bath home located in the quiet community of Pebble Lake. This home checks every box & is ready for immediate occupancy. The large . 15 acre fully fenced yard gives you plenty of parking space for your water & desert toys, & even that family RV. The desert landscape, covered carport, & covered front porch space gives this home excellent curb appeal. Step inside this open concept/split floor plan designed home & check out the many updated features including new plush carpet, vinyl laminate floors, new interior paint, new ceiling fans, & so much more. The kitchen area is perfect for the family chef as it offers a breakfast bar seating area, butcher block counters, gas range, tiled splash, farm style sink, & casual dining. The primary bedroom is spacious in size & features a solid surface vanity & walk in shower. The guest bedroom has plantation shutters & a walk in closet. A guest bath with tub/shower combo, as well as an in-house laundry room round out the exceptional features on the interior of this home. Step outside & check out this home's attached office/den with separate entrance & wall a/c unit. The detached 8x10 shed & 6x9 storage room have you covered on any & all of your storage needs. This home even has a BRAND-NEW YORK A/C UNIT INSTALLED to keep you cool during those Arizona summers. Located minutes to the Colorado River, Laughlin casinos, Lake Mohave, restaurants, shopping, & fun. This home is the 1 for you!

Key facts

• Rv parking
• Galley kitchen
• Private yard

Tags

• BUTCHER BLOCK COUNTERTOPS
• PAINTED GRAY CABINETRY
• WOOD-STYLE FLOORING
• GALLEY KITCHEN
• RV PARKING
• PRIVATE YARD

Property features AI

Finance

• Other: Lot dimensions approximately 51 x 106 x 74 x 106 (0.15 acres)
• HOA & community: Homeowners association with an annual fee of $36 (approximately $3/month)

Exterior

• Parking: Carport (1 space); RV access/parking
• Utilities: Public water; Septic sewer; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property; RMH zoning for residential mobile homes
• Construction: Frame construction
• Exterior features: Covered patio; Patio; Chain link fencing in front and backyard; Backyard fence; Shed(s); Tile roof; Paved road access; Water-smart landscaping

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Kitchen island; Breakfast bar; ENERGY STAR qualified appliances; Water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Ceiling fans; Kitchen island; Open floorplan; Window coverings; Accessible full bathroom
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry area inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $190k.

Deal economics

• At list price, monthly cash flow is $-46 ($-549/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (15.4% below list).
• Recommended offer: $161k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Fort Mohave — 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 65/100 on livability (#88 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 376 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

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.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,705 (15.4% 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 232 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-33,662
• Equity at exit: $28,315

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-32,961
• Equity at exit: $16,419

Cash invested: $53,172 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$3
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-46

Break-even live

Break-even rent $1,665

Max offer price $183,275

Occupancy floor 98%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	13d	1	0.10mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	13d	1	1.29mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: watergas

Listing history 22 events

1. 2026-06-18
   days on market $189,900 Active 232 DOM
2. 2026-06-17
   days on market $189,900 Active 231 DOM
3. 2026-06-16
   days on market $189,900 Active 230 DOM
4. 2026-06-15
   days on market $189,900 Active 229 DOM
5. 2026-06-14
   days on market $189,900 Active 227 DOM
6. 2026-06-13
   days on market $189,900 Active 226 DOM
7. 2026-06-10
   days on market $189,900 Active 224 DOM
8. 2026-06-09
   days on market $189,900 Active 223 DOM
9. 2026-06-08
   days on market $189,900 Active 222 DOM
10. 2026-06-07
    days on market $189,900 Active 221 DOM
11. 2026-06-05
    days on market $189,900 Active 218 DOM
12. 2026-06-03
    days on market $189,900 Active 217 DOM
13. 2026-06-02
    days on market $189,900 Active 216 DOM
14. 2026-06-01
    days on market $189,900 Active 215 DOM
15. 2026-05-31
    days on market $189,900 Active 214 DOM
16. 2026-05-30
    days on market $189,900 Active 213 DOM
17. 2026-03-06
    price $189,900
18. 2025-10-29
    listed $195,000 Active
19. 2022-11-23
    soldstatus $168,200 Closed 1670-char remark

    Show marketing remark (1670 chars)

    Looking for that RECENTLY REDONE manufactured home with PANORAMIC mountain views & RV parking? Come check out this TURNKEY 958 sf 2 bed 2 bath home located in the quiet community of Pebble Lake. This home checks every box & is ready for immediate occupancy. The large . 15 acre fully fenced yard gives you plenty of parking space for your water & desert toys, & even that family RV. The desert landscape, covered carport, & covered front porch space gives this home excellent curb appeal. Step inside this open concept/split floor plan designed home & check out the many updated features including new plush carpet, vinyl laminate floors, new interior paint, new ceiling fans, & so much more. The kitchen area is perfect for the family chef as it offers a breakfast bar seating area, butcher block counters, gas range, tiled splash, farm style sink, & casual dining. The primary bedroom is spacious in size & features a solid surface vanity & walk in shower. The guest bedroom has plantation shutters & a walk in closet. A guest bath with tub/shower combo, as well as an in-house laundry room round out the exceptional features on the interior of this home. Step outside & check out this home's attached office/den with separate entrance & wall a/c unit. The detached 8x10 shed & 6x9 storage room have you covered on any & all of your storage needs. This home even has a BRAND-NEW YORK A/C UNIT INSTALLED to keep you cool during those Arizona summers. Located minutes to the Colorado River, Laughlin casinos, Lake Mohave, restaurants, shopping, & fun. This home is the 1 for you!

20. 2022-11-23
    soldstatus $168,200

    Show marketing remark (1670 chars)

    Looking for that RECENTLY REDONE manufactured home with PANORAMIC mountain views & RV parking? Come check out this TURNKEY 958 sf 2 bed 2 bath home located in the quiet community of Pebble Lake. This home checks every box & is ready for immediate occupancy. The large . 15 acre fully fenced yard gives you plenty of parking space for your water & desert toys, & even that family RV. The desert landscape, covered carport, & covered front porch space gives this home excellent curb appeal. Step inside this open concept/split floor plan designed home & check out the many updated features including new plush carpet, vinyl laminate floors, new interior paint, new ceiling fans, & so much more. The kitchen area is perfect for the family chef as it offers a breakfast bar seating area, butcher block counters, gas range, tiled splash, farm style sink, & casual dining. The primary bedroom is spacious in size & features a solid surface vanity & walk in shower. The guest bedroom has plantation shutters & a walk in closet. A guest bath with tub/shower combo, as well as an in-house laundry room round out the exceptional features on the interior of this home. Step outside & check out this home's attached office/den with separate entrance & wall a/c unit. The detached 8x10 shed & 6x9 storage room have you covered on any & all of your storage needs. This home even has a BRAND-NEW YORK A/C UNIT INSTALLED to keep you cool during those Arizona summers. Located minutes to the Colorado River, Laughlin casinos, Lake Mohave, restaurants, shopping, & fun. This home is the 1 for you!

21. 2022-10-24
    status Pending 1670-char remark

    Show marketing remark (1670 chars)

    Looking for that RECENTLY REDONE manufactured home with PANORAMIC mountain views & RV parking? Come check out this TURNKEY 958 sf 2 bed 2 bath home located in the quiet community of Pebble Lake. This home checks every box & is ready for immediate occupancy. The large . 15 acre fully fenced yard gives you plenty of parking space for your water & desert toys, & even that family RV. The desert landscape, covered carport, & covered front porch space gives this home excellent curb appeal. Step inside this open concept/split floor plan designed home & check out the many updated features including new plush carpet, vinyl laminate floors, new interior paint, new ceiling fans, & so much more. The kitchen area is perfect for the family chef as it offers a breakfast bar seating area, butcher block counters, gas range, tiled splash, farm style sink, & casual dining. The primary bedroom is spacious in size & features a solid surface vanity & walk in shower. The guest bedroom has plantation shutters & a walk in closet. A guest bath with tub/shower combo, as well as an in-house laundry room round out the exceptional features on the interior of this home. Step outside & check out this home's attached office/den with separate entrance & wall a/c unit. The detached 8x10 shed & 6x9 storage room have you covered on any & all of your storage needs. This home even has a BRAND-NEW YORK A/C UNIT INSTALLED to keep you cool during those Arizona summers. Located minutes to the Colorado River, Laughlin casinos, Lake Mohave, restaurants, shopping, & fun. This home is the 1 for you!

22. 2022-10-17
    listed $159,900 Active 1670-char remark

    Show marketing remark (1670 chars)

    Looking for that RECENTLY REDONE manufactured home with PANORAMIC mountain views & RV parking? Come check out this TURNKEY 958 sf 2 bed 2 bath home located in the quiet community of Pebble Lake. This home checks every box & is ready for immediate occupancy. The large . 15 acre fully fenced yard gives you plenty of parking space for your water & desert toys, & even that family RV. The desert landscape, covered carport, & covered front porch space gives this home excellent curb appeal. Step inside this open concept/split floor plan designed home & check out the many updated features including new plush carpet, vinyl laminate floors, new interior paint, new ceiling fans, & so much more. The kitchen area is perfect for the family chef as it offers a breakfast bar seating area, butcher block counters, gas range, tiled splash, farm style sink, & casual dining. The primary bedroom is spacious in size & features a solid surface vanity & walk in shower. The guest bedroom has plantation shutters & a walk in closet. A guest bath with tub/shower combo, as well as an in-house laundry room round out the exceptional features on the interior of this home. Step outside & check out this home's attached office/den with separate entrance & wall a/c unit. The detached 8x10 shed & 6x9 storage room have you covered on any & all of your storage needs. This home even has a BRAND-NEW YORK A/C UNIT INSTALLED to keep you cool during those Arizona summers. Located minutes to the Colorado River, Laughlin casinos, Lake Mohave, restaurants, shopping, & fun. This home is the 1 for you!

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°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: $19,285
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$36
• − Depreciation: −$5,524
• Taxable loss: −$3,797
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $362/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Fort Mohave

• Score: 65/100
• State rank: #88
• US rank: #13539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Mohave, AZ
• County: Mohave County · 181,906 people
• City population: 15,467
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 15,467
• Household income: $64,551
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 207.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.22%
• Current HPI: 278.7975
• Rent YoY: —
• Metro: Lake Havasu City-Kingman, 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

+18.8% since first listed

6 events — show timeline

• 2026-03-06 Price Changed $189,900 WARDEX
• 2025-10-29 Listed $195,000 WARDEX
• 2022-11-23 Sold (Public Records) $168,200 Public Records
• 2022-11-23 Sold (MLS) $168,200 WARDEX
• 2022-10-24 Pending — WARDEX
• 2022-10-17 Listed $159,900 WARDEX

Property tax history

-2.2%/yr

Latest (2025): $278 · +9.4% YoY. Source: county tax records.