1545 El Rodeo Road #98 Rd · Fort Mohave, AZ 86426

$115,000

2 bd · 2.0 ba · 1,209 sqft · Land · 171 Days on market

Built 2005 1,300 sqft lot

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Why this score? — see what drove the C+ 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Beautifully maintained 2 beds, 2 bath home in Arrowhead Ranch Community. Vinyl plank floors throughout. Refrigerator, stove, microwave, dishwasher, washer, dryer are included in this pretty home. Step in shower in master bathroom. Guess bath has shower bathtub combination. Linen and coat closet. Pantry in kitchen. Ceiling fans throughout. Home is very clean, with window coverings included. Community rent includes trash. Amenities include indoor pool with covered jacuzzi, horseshoe area, cornhole, clubhouse, rec room, and mail kiosk. Paved streets with streetlights so you can walk anytime you want.

Key facts

• Fitness center
• Enclosed front patio
• Community center

Tags

• LANDSCAPED FRONT YARD
• ENCLOSED FRONT PATIO
• COMMUNITY CENTER
• FITNESS CENTER
• POOL
• JACUZZI

Property features AI

Finance

• Other: Road is paved and privately maintained; Zoned RMH (Residential Mobile Homes)
• Financial info: Land is leased
• HOA & community: Senior community; Community clubhouse; Community fitness center; Curbs

Exterior

• Parking: Carport (1 car)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property; Entry includes breakfast bar and ceiling fan(s)
• Construction: Shingle roof; Mobile dimensions approximately 26 ft by 48 ft
• Exterior features: Covered patio; Patio; Community pool; Community spa; Has view; Pets allowed; No fencing

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Partial open kitchen layout (kitchen-partial open)
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry; Water softener; Water purifier

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.3% 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.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 380 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 33 sale attempts since 5y ago; this cycle's ask has dropped $24k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 6.3

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $7,258
• Equity at exit: $17,147

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $39,726
• Equity at exit: $9,943

Cash invested: $32,200 (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: 380
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $406

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $486	-5% $446	+0% $406	+5% $366	+10% $327
Rent	-10% $286	-5% $346	+0% $406	+5% $466	+10% $526
Rate	-1.0pp $464	-0.5pp $435	base $406	+0.5pp $376	+1.0pp $346

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1579 E Courtney Pl Fort Mohave, AZ	2.0	2.0	948	$999	$1.05	15d	1	0.24mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	15d	1	0.24mi
5085 S Jacaranda Pl Fort Mohave, AZ	3.0	2.0	1200	$1,750	$1.46	15d	1	0.35mi
4783 S Whitegate Pl Fort Mohave, AZ	3.0	2.0	1448	$2,100	$1.45	15d	1	0.49mi
4567 Calle Valle Vis Unit 1 Bullhead City, AZ	2.0	1.0	760	$1,200	$1.58	22d	1	0.76mi
1933 E Leisure Ln Fort Mohave, AZ	2.0	2.0	1370	$1,500	$1.09	15d	1	1.33mi
4272 El Toro Dr Fort Mohave, AZ	3.0	2.0	1349	$1,500	$1.11	15d	1	1.37mi
5657 S Pearl St Fort Mohave, AZ	3.0	2.0	1000	$1,500	$1.50	15d	1	1.46mi
5657 S Rocky Rd Fort Mohave, AZ	3.0	2.0	1407	$1,800	$1.28	15d	1	1.46mi

Listing history 50 events

1. 2026-06-22
   days on market $115,000 Active 171 DOM
2. 2026-06-18
   days on market $115,000 Active 168 DOM
3. 2026-06-17
   days on market $115,000 Active 167 DOM
4. 2026-06-16
   days on market $115,000 Active 166 DOM
5. 2026-06-15
   days on market $115,000 Active 165 DOM
6. 2026-06-14
   days on market $115,000 Active 163 DOM
7. 2026-06-13
   days on market $115,000 Active 162 DOM
8. 2026-06-10
   days on market $115,000 Active 160 DOM
9. 2026-06-09
   days on market $115,000 Active 159 DOM
10. 2026-06-08
    days on market $115,000 Active 158 DOM
11. 2026-06-07
    days on market $115,000 Active 157 DOM
12. 2026-06-05
    days on market $115,000 Active 154 DOM
13. 2026-06-03
    days on market $115,000 Active 153 DOM
14. 2026-06-02
    days on market $115,000 Active 152 DOM
15. 2026-06-01
    days on market $115,000 Active 151 DOM
16. 2026-05-31
    days on market $115,000 Active 150 DOM
17. 2026-05-30
    days on market $115,000 Active 149 DOM
18. 2026-04-22
    price $115,000
19. 2026-04-14
    price $85,000 604-char remark

    Show marketing remark (604 chars)

    Beautifully maintained 2 beds, 2 bath home in Arrowhead Ranch Community. Vinyl plank floors throughout. Refrigerator, stove, microwave, dishwasher, washer, dryer are included in this pretty home. Step in shower in master bathroom. Guess bath has shower bathtub combination. Linen and coat closet. Pantry in kitchen. Ceiling fans throughout. Home is very clean, with window coverings included. Community rent includes trash. Amenities include indoor pool with covered jacuzzi, horseshoe area, cornhole, clubhouse, rec room, and mail kiosk. Paved streets with streetlights so you can walk anytime you want.

20. 2026-03-20
    status Active
21. 2026-03-19
    status Pending
22. 2026-03-19
    price $149,900
23. 2026-03-05
    price $117,500
24. 2026-03-02
    price $129,000
25. 2026-02-09
    listed $139,000 Active
26. 2026-01-23
    price $152,900
27. 2026-01-12
    price $139,000
28. 2026-01-09
    status Active
29. 2026-01-07
    price $100,000 604-char remark

    Show marketing remark (604 chars)

    Beautifully maintained 2 beds, 2 bath home in Arrowhead Ranch Community. Vinyl plank floors throughout. Refrigerator, stove, microwave, dishwasher, washer, dryer are included in this pretty home. Step in shower in master bathroom. Guess bath has shower bathtub combination. Linen and coat closet. Pantry in kitchen. Ceiling fans throughout. Home is very clean, with window coverings included. Community rent includes trash. Amenities include indoor pool with covered jacuzzi, horseshoe area, cornhole, clubhouse, rec room, and mail kiosk. Paved streets with streetlights so you can walk anytime you want.

30. 2025-12-23
    status Pending
31. 2025-12-15
    listed $118,500 Active
32. 2025-11-13
    listed $157,900 Active
33. 2025-10-20
    soldstatus $97,500 Closed
34. 2025-09-29
    historical Active Under Contract
35. 2025-09-16
    listed $130,000 Active 604-char remark

    Show marketing remark (604 chars)

    Beautifully maintained 2 beds, 2 bath home in Arrowhead Ranch Community. Vinyl plank floors throughout. Refrigerator, stove, microwave, dishwasher, washer, dryer are included in this pretty home. Step in shower in master bathroom. Guess bath has shower bathtub combination. Linen and coat closet. Pantry in kitchen. Ceiling fans throughout. Home is very clean, with window coverings included. Community rent includes trash. Amenities include indoor pool with covered jacuzzi, horseshoe area, cornhole, clubhouse, rec room, and mail kiosk. Paved streets with streetlights so you can walk anytime you want.

36. 2025-09-05
    status Active
37. 2025-08-30
    status Pending
38. 2025-08-22
    listed $100,000 Active
39. 2025-08-04
    listed $175,000 Active
40. 2025-05-14
    listed $150,000 Active
41. 2024-07-18
    soldstatus $150,000 Closed
42. 2024-06-25
    status Pending
43. 2024-06-08
    price $159,900
44. 2024-05-23
    listed $165,000 Active
45. 2024-05-08
    price $164,900
46. 2024-04-23
    soldstatus $72,000 Closed
47. 2024-04-08
    listed $169,900 Active
48. 2024-04-01
    status Pending
49. 2024-03-25
    listed $78,000 Active
50. 2024-03-07
    status 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 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: $18,242
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,345
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $4,098/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

-97.7% since first listed

94 events — show timeline

• 2026-04-22 Price Changed $115,000 WARDEX
• 2026-04-14 Price Changed $85,000 WARDEX
• 2026-03-20 Relisted — WARDEX
• 2026-03-19 Pending — WARDEX
• 2026-03-19 Price Changed $149,900 WARDEX
• 2026-03-05 Price Changed $117,500 WARDEX
• 2026-03-02 Price Changed $129,000 WARDEX
• 2026-02-09 Listed $139,000 WARDEX
• 2026-01-23 Price Changed $152,900 WARDEX
• 2026-01-12 Price Changed $139,000 WARDEX
• 2026-01-09 Relisted — WARDEX
• 2026-01-07 Price Changed $100,000 WARDEX
• 2025-12-23 Pending — WARDEX
• 2025-12-15 Listed $118,500 WARDEX
• 2025-11-13 Listed $157,900 WARDEX
• 2025-10-20 Sold (MLS) $97,500 WARDEX
• 2025-09-29 Contingent — WARDEX
• 2025-09-16 Listed $130,000 WARDEX
• 2025-09-05 Relisted — WARDEX
• 2025-08-30 Pending — WARDEX
• 2025-08-22 Listed $100,000 WARDEX
• 2025-08-04 Listed $175,000 WARDEX
• 2025-05-14 Listed $150,000 WARDEX
• 2024-07-18 Sold (MLS) $150,000 WARDEX
• 2024-06-25 Pending — WARDEX
• 2024-06-08 Price Changed $159,900 WARDEX
• 2024-05-23 Listed $165,000 WARDEX
• 2024-05-08 Price Changed $164,900 WARDEX
• 2024-04-23 Sold (MLS) $72,000 WARDEX
• 2024-04-08 Listed $169,900 WARDEX
• 2024-04-01 Pending — WARDEX
• 2024-03-25 Listed $78,000 WARDEX
• 2024-03-07 Relisted — WARDEX
• 2024-03-07 Price Changed $132,777 WARDEX
• 2024-01-24 Relisted — WARDEX
• 2024-01-24 Price Changed $137,400 WARDEX
• 2024-01-12 Pending — WARDEX
• 2024-01-06 Price Changed $137,800 WARDEX
• 2023-09-14 Sold (MLS) $147,000 WARDEX
• 2023-09-01 Sold (MLS) $169,900 WARDEX
• 2023-08-13 Pending — WARDEX
• 2023-08-10 Relisted — WARDEX
• 2023-08-10 Pending — WARDEX
• 2023-08-07 Delisted — WARDEX
• 2023-08-06 Delisted — WARDEX
• 2023-08-01 Listed $139,900 WARDEX
• 2023-07-20 Sold (MLS) $120,000 WARDEX
• 2023-07-07 Pending — WARDEX
• 2023-06-30 Listed $169,900 WARDEX
• 2023-06-22 Sold (MLS) $142,000 WARDEX
• 2023-06-12 Price Changed $124,500 WARDEX
• 2023-06-07 Pending — WARDEX
• 2023-05-18 Price Changed $150,000 WARDEX
• 2023-05-18 Sold (MLS) $134,500 WARDEX
• 2023-05-12 Price Changed $164,000 WARDEX
• 2023-05-05 Relisted — WARDEX
• 2023-05-05 Price Changed $135,000 WARDEX
• 2023-04-26 Pending — WARDEX
• 2023-04-24 Pending — WARDEX
• 2023-04-17 Listed $169,000 WARDEX
• 2023-04-12 Price Changed $139,900 WARDEX
• 2023-04-02 Price Changed $119,900 WARDEX
• 2023-04-01 Price Changed $162,400 WARDEX
• 2023-03-30 Price Changed $154,900 WARDEX
• 2023-03-30 Price Changed $139,900 WARDEX
• 2023-03-07 Price Changed $159,900 WARDEX
• 2023-02-16 Listed $169,900 WARDEX
• 2023-01-31 Listed $140,000 WARDEX
• 2023-01-20 Price Changed $145,000 WARDEX
• 2022-11-04 Listed $155,000 WARDEX
• 2022-10-27 Sold (MLS) $139,000 WARDEX
• 2022-10-06 Price Changed $164,900 WARDEX
• 2022-09-28 Pending — WARDEX
• 2022-09-24 Listed $144,900 WARDEX
• 2022-09-02 Listed $169,900 WARDEX
• 2022-07-29 Sold (MLS) $100,000 WARDEX
• 2022-07-19 Sold (MLS) $149,000 WARDEX
• 2022-07-14 Sold (MLS) $105,000 WARDEX
• 2022-06-12 Listed $119,800 WARDEX
• 2022-04-19 Sold (MLS) $165,000 WARDEX
• 2022-04-11 Listed $124,800 WARDEX
• 2022-04-08 Listed $151,800 WARDEX
• 2022-03-02 Sold (MLS) $149,000 WARDEX
• 2022-02-28 Listed $169,900 WARDEX
• 2022-01-31 Sold (MLS) $95,000 WARDEX
• 2022-01-10 Listed $149,000 WARDEX
• 2021-12-11 Listed $95,900 WARDEX
• 2021-10-29 Sold (MLS) $134,900 WARDEX
• 2021-09-27 Sold (MLS) $110,000 WARDEX
• 2021-09-17 Listed $134,900 WARDEX
• 2021-06-11 Sold (MLS) $129,900 WARDEX
• 2021-05-16 Listed $110,000 WARDEX
• 2021-04-19 Sold (MLS) $125,000 WARDEX
• 2014-08-28 Sold (Public Records) $4,960,000 Public Records

Property tax history

+55.7%/yr

Latest (2025): $13,208 · +8.4% YoY. Source: county tax records.