5600 N Dakota St #58 · Flagstaff, AZ 86004

$135,000

3 bd · 2.0 ba · 904 sqft · Manufactured · 253 Days on market

Built 2014 Good condition $149/sqft · 46% below area Est $250k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

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 $135,000 price doesn't fit this home's estimated sale value (~$250,000) 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 $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 2.1% 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: schools C-, employment C-, crime D-.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 308 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 37% of the median local income ($81k/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $45k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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: 1.83% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $250,000
• List price: $135,000
• Delta: -46.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 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%)	2mo	$106,500	$111	86
4940 E Dean Ave	0.16mi	2/1.0 (-1)	912 (+1%)	13mo	$135,000	$148	71
4834 E Merriam Dr	0.19mi	3/2.0	972 (+8%)	17mo	$373,000	$384	65

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: 25.8%
• Equity multiple: 2.05×
• Total profit: $39,674
• Equity at exit: $20,129

10-year hold

• IRR: 32.7%
• Equity multiple: 3.77×
• Total profit: $104,564
• Equity at exit: $11,672

Cash invested: $37,800 (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 86004

• Rents YoY: 1.6%
• Active inventory: 308
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,020

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,113	-5% $1,067	+0% $1,020	+5% $973	+10% $927
Rent	-10% $825	-5% $922	+0% $1,020	+5% $1,118	+10% $1,215
Rate	-1.0pp $1,088	-0.5pp $1,054	base $1,020	+0.5pp $985	+1.0pp $950

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 N Mall Way Flagstaff, AZ	1.0–2.0	1.0–2.0	880	$2,299	$2.61	44d	7	0.37mi
5404 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,240	$2.94	44d	1	1.12mi
5250 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	731	$2,160	$2.95	44d	1	1.22mi
5303 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–2.0	763	$2,520	$3.30	44d	1	1.26mi
4343 E Soliere Ave Flagstaff, AZ	1.0–3.0	1.0–2.0	1000	$2,995	$3.00	44d	12	1.39mi
5205 E Cortland Blvd Flagstaff, AZ	1.0–2.0	1.0–1.5	712	$2,162	$3.03	44d	16	1.40mi

Listing history 32 events

1. 2026-06-19
   days on market $135,000 Active 253 DOM
2. 2026-06-18
   days on market $135,000 Active 252 DOM
3. 2026-06-17
   days on market $135,000 Active 251 DOM
4. 2026-06-16
   days on market $135,000 Active 250 DOM
5. 2026-06-15
   days on market $135,000 Active 249 DOM
6. 2026-06-14
   days on market $135,000 Active 247 DOM
7. 2026-06-13
   days on market $135,000 Active 246 DOM
8. 2026-06-10
   days on market $135,000 Active 244 DOM
9. 2026-06-09
   days on market $135,000 Active 243 DOM
10. 2026-06-08
    days on market $135,000 Active 242 DOM
11. 2026-06-07
    pricedays on market $135,000 Active 241 DOM
12. 2026-06-05
    days on market $139,900 Active 238 DOM
13. 2026-06-03
    days on market $139,900 Active 237 DOM
14. 2026-06-02
    days on market $139,900 Active 236 DOM
15. 2026-06-01
    days on market $139,900 Active 235 DOM
16. 2026-05-31
    days on market $139,900 Active 234 DOM
17. 2026-05-30
    days on market $139,900 Active 233 DOM
18. 2026-04-23
    price $139,900 492-char remark

    Show marketing remark (492 chars)

    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.

19. 2026-04-16
    price $149,900 492-char remark

    Show marketing remark (492 chars)

    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.

20. 2026-04-02
    price $152,500 492-char remark

    Show marketing remark (492 chars)

    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.

21. 2026-03-06
    price $160,000 492-char remark

    Show marketing remark (492 chars)

    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.

22. 2026-02-26
    price $165,000 492-char remark

    Show marketing remark (492 chars)

    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.

23. 2026-02-16
    price $169,000 492-char remark

    Show marketing remark (492 chars)

    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.

24. 2026-01-23
    price $174,000 492-char remark

    Show marketing remark (492 chars)

    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.

25. 2026-01-04
    price $175,000 492-char remark

    Show marketing remark (492 chars)

    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.

26. 2025-12-14
    price $176,000 492-char remark

    Show marketing remark (492 chars)

    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.

27. 2025-11-02
    price $177,000 492-char remark

    Show marketing remark (492 chars)

    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.

28. 2025-10-16
    price $178,000 492-char remark

    Show marketing remark (492 chars)

    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.

29. 2025-10-09
    listed $180,000 Active 492-char remark

    Show marketing remark (492 chars)

    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.

30. 2022-05-06
    soldstatus $75,000 Closed 333-char remark

    Show marketing remark (333 chars)

    Well taken care of home in Cameo Mobile home estates. How is spacious and has been well maintained. Lot rent is $550/month. Must be owner occupied and be approved by park. HOuse features 3 bedroom 2 baths with an open living room and spacious kitchen with its own laundry room. set up showings through showing time and check it out.

31. 2022-04-11
    status Active 333-char remark

    Show marketing remark (333 chars)

    Well taken care of home in Cameo Mobile home estates. How is spacious and has been well maintained. Lot rent is $550/month. Must be owner occupied and be approved by park. HOuse features 3 bedroom 2 baths with an open living room and spacious kitchen with its own laundry room. set up showings through showing time and check it out.

32. 2022-03-25
    listed $85,000 Active 333-char remark

    Show marketing remark (333 chars)

    Well taken care of home in Cameo Mobile home estates. How is spacious and has been well maintained. Lot rent is $550/month. Must be owner occupied and be approved by park. HOuse features 3 bedroom 2 baths with an open living room and spacious kitchen with its own laundry room. set up showings through showing time and check it out.

ⓘ 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: $29,667
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$3,927
• Taxable income: $10,731
• Est. tax owed @ 24.0%: −$2,575
• After-tax cash flow: $9,666/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 91,667 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: 1475.0

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%

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%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 1%

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

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