5600 N Dakota St #58 · Flagstaff, AZ 86004

$109,000

3 bd · 2.0 ba · 904 sqft · Manufactured · 395 Days on market

Manufactured home Built 2014 Good condition $121/sqft · 58% below area

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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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.8/10.0
• Manufactured-home adj. -5.7

Listing remarks MLS

Beautifully taken care of home in Cameo Mobile Home Estates. Tons of updates from owner including newer central AC, Fenced-in low maintenance landscaped backyard with only 2 year old wood panel privacy fencing perfect for kids and dogs, newer large tough shed for extra storage, new life proof flooring, newer gutters, and new baseboards. Lot rent is 680/month which is one of the cheapest in flagstaff, close to shopping and mall and Flagstaffs growth out east. Owner must be living in unit.

Key facts

• Central ac
• Landscaped backyard
• Large tough shed

Tags

• CENTRAL AC
• FENCED-IN BACKYARD
• LANDSCAPED BACKYARD
• WOOD PANEL PRIVACY FENCING
• LARGE TOUGH SHED
• LIFE PROOF FLOORING

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$262,000) 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 $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 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); 514 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $71k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 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. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $262,000
• List price: $109,000
• Delta: -58.40%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 N Dakota #17 St #17	0.03mi	3/2.0	960 (+6%)	7mo	$106,500	$111	83
4940 E Dean Ave	0.16mi	2/1.0 (-1)	912 (+1%)	18mo	$135,000	$148	67
4834 E Merriam Dr	0.19mi	3/2.0	972 (+8%)	21mo	$373,000	$384	61
5250 Us-89 #172	0.19mi	2/1.0 (-1)	780 (-14%)	1mo	$83,000	$106	58
5250 W Us-89 -- #172	0.19mi	2/1.0 (-1)	780 (-14%)	1mo	$83,000	$106	58

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: 22.7%
• Equity multiple: 1.92×
• Total profit: $27,959
• Equity at exit: $16,252

10-year hold

• IRR: 29.8%
• Equity multiple: 3.49×
• Total profit: $75,944
• Equity at exit: $9,424

Cash invested: $30,520 (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: 15 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $115,000 ($109/sqft)
• Median days on market: 95 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +166.1% above current asking $/sqft

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

ZIP-level market 86004

• Rents YoY: 1.6%
• Active inventory: 514
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $758

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 55%

Sensitivity live

Price	-10% $833	-5% $796	+0% $758	+5% $720	+10% $683
Rent	-10% $607	-5% $682	+0% $758	+5% $833	+10% $909
Rate	-1.0pp $813	-0.5pp $786	base $758	+0.5pp $730	+1.0pp $701

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: $27,250
• Closing costs: $3,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 N Mall Way Flagstaff, AZ	1.0–3.0	1.0–2.0	956	$2,639	$2.76	0d	38	0.37mi
5404 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$1,980	$2.60	8d	1	1.12mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$1,990	$2.72	1d	1	1.22mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,200	$2.88	1d	1	1.26mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$2,795	$2.79	0d	9	1.39mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$1,939	$2.72	0d	11	1.40mi

Listing history 50 events

1. 2026-11-08
   days on market $109,000 Active 395 DOM
2. 2026-11-07
   days on market $109,000 Active 394 DOM
3. 2026-11-06
   days on market $109,000 Active 393 DOM
4. 2026-11-05
   days on market $109,000 Active 392 DOM
5. 2026-11-04
   days on market $109,000 Active 391 DOM
6. 2026-11-02
   days on market $109,000 Active 389 DOM
7. 2026-11-01
   days on market $109,000 Active 388 DOM
8. 2026-10-31
   days on market $109,000 Active 387 DOM
9. 2026-10-30
   days on market $109,000 Active 386 DOM
10. 2026-10-29
    days on market $109,000 Active 385 DOM
11. 2026-10-28
    days on market $109,000 Active 384 DOM
12. 2026-10-27
    days on market $109,000 Active 383 DOM
13. 2026-10-26
    days on market $109,000 Active 382 DOM
14. 2026-10-25
    days on market $109,000 Active 381 DOM
15. 2026-10-24
    days on market $109,000 Active 380 DOM
16. 2026-10-23
    days on market $109,000 Active 379 DOM
17. 2026-10-22
    days on market $109,000 Active 378 DOM
18. 2026-10-21
    days on market $109,000 Active 377 DOM
19. 2026-10-20
    days on market $109,000 Active 376 DOM
20. 2026-10-19
    days on market $109,000 Active 375 DOM
21. 2026-10-18
    days on market $109,000 Active 374 DOM
22. 2026-10-17
    days on market $109,000 Active 373 DOM
23. 2026-10-16
    days on market $109,000 Active 372 DOM
24. 2026-10-15
    days on market $109,000 Active 371 DOM
25. 2026-10-14
    days on market $109,000 Active 370 DOM
26. 2026-10-13
    days on market $109,000 Active 369 DOM
27. 2026-10-12
    days on market $109,000 Active 368 DOM
28. 2026-10-11
    days on market $109,000 Active 367 DOM
29. 2026-10-10
    days on market $109,000 Active 366 DOM
30. 2026-10-09
    days on market $109,000 Active 365 DOM
31. 2026-10-08
    days on market $109,000 Active 364 DOM
32. 2026-10-07
    days on market $109,000 Active 363 DOM
33. 2026-10-06
    days on market $109,000 Active 362 DOM
34. 2026-10-05
    days on market $109,000 Active 361 DOM
35. 2026-10-04
    days on market $109,000 Active 360 DOM
36. 2026-10-04
    days on market $109,000 Active 359 DOM
37. 2026-10-02
    days on market $109,000 Active 358 DOM
38. 2026-10-01
    days on market $109,000 Active 357 DOM
39. 2026-09-30
    days on market $109,000 Active 356 DOM
40. 2026-09-29
    days on market $109,000 Active 355 DOM
41. 2026-09-28
    days on market $109,000 Active 354 DOM
42. 2026-09-27
    days on market $109,000 Active 353 DOM
43. 2026-09-26
    days on market $109,000 Active 352 DOM
44. 2026-09-25
    days on market $109,000 Active 351 DOM
45. 2026-09-24
    days on market $109,000 Active 350 DOM
46. 2026-09-24
    days on market $109,000 Active 349 DOM
47. 2026-09-22
    days on market $109,000 Active 348 DOM
48. 2026-09-21
    days on market $109,000 Active 347 DOM
49. 2026-09-20
    days on market $109,000 Active 346 DOM
50. 2026-09-19
    days on market $109,000 Active 345 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 · 15 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: $22,954
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,171
• Taxable income: $7,825
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $7,217/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,520–$13,560 screening

This manufactured home in Flagstaff is in good condition with recent updates, including new flooring and central AC. It offers a fenced yard and shed for storage, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and value ↑
• Both fence repair — improves privacy and safety ↑
• Both paint exterior — enhances curb appeal and 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 18/100

Zoned Schools

Elementary Sturgeon Cromer Elementary School F AZ #687/1,109 Nat'l #32,000/41,679 Middle Sinagua Middle School F AZ #147/218 Nat'l #12,279/14,009 High Coconino High School F AZ #267/381 Nat'l #15,534/17,239

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): 36,394
• Household income: $81,172
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 5% 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 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 13% Native American 12% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -454.67%
• Current HPI: 411.8577
• Rent YoY: ▲ 1.59%
• 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

+64.6% since first listed

15 events — show timeline

• 2026-04-23 Price Changed $139,900 NAZMLS
• 2026-04-16 Price Changed $149,900 NAZMLS
• 2026-04-02 Price Changed $152,500 NAZMLS
• 2026-03-06 Price Changed $160,000 NAZMLS
• 2026-02-26 Price Changed $165,000 NAZMLS
• 2026-02-16 Price Changed $169,000 NAZMLS
• 2026-01-23 Price Changed $174,000 NAZMLS
• 2026-01-04 Price Changed $175,000 NAZMLS
• 2025-12-14 Price Changed $176,000 NAZMLS
• 2025-11-02 Price Changed $177,000 NAZMLS
• 2025-10-16 Price Changed $178,000 NAZMLS
• 2025-10-09 Listed $180,000 NAZMLS
• 2022-05-06 Sold (MLS) $75,000 NAZMLS
• 2022-04-11 Relisted — NAZMLS
• 2022-03-25 Listed $85,000 NAZMLS