1330 E Stony Dr · Fort Mohave, AZ 86426

$60,000

2 bd · None ba · 792 sqft · Land public records

Built 1979 ↓ 14% 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
• 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

Step into your newly renovated 2-bedroom, 1-bathroom residence, accompanied by a generous yard space! This delightful home has recently received a substantial facelift, featuring a modernized kitchen, bathroom, fresh flooring, a pristine coat of interior exterior paint, brand-new light fixtures, and ceiling fans. In 2003, the roof was sealed, and a new septic tank was installed, ensuring the home's integrity and functionality. Upon entering, you'll be immediately struck by the abundance of natural light that floods the spacious living area, courtesy of the expansive picture window. Additionally, you can enjoy breathtaking mountain views from the backyard, and there's even room for RV parking with full hookups, for your convenience.

Key facts

• Built 1979

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 24.3% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $60,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.66% ✓
• Cap rate: 24.34%
• Cash-on-cash: 64.44%
• DSCR: 3.87
• GRM: 3.1

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: 63.5%
• Equity multiple: 3.84×
• Total profit: $47,723
• Equity at exit: $8,946

10-year hold

• IRR: 68.0%
• Equity multiple: 7.87×
• Total profit: $115,495
• Equity at exit: $5,188

Cash invested: $16,800 (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 86426

• Home prices YoY: -5.2%
• Active inventory: 376
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $902

Break-even live

Break-even rent $452

Max offer price $60,000

Occupancy floor 38%

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: $15,000
• Closing costs: $1,800
• 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	0.22mi
5080 S La Calzada Dr Fort Mohave, AZ	2.0	1.0	900	$1,150	$1.28	13d	1	1.44mi

Listing history 11 events

1. 2026-05-26
   listed $60,000
2. 2024-01-16
   soldstatus $115,400 Closed 741-char remark

   Show marketing remark (741 chars)

   Step into your newly renovated 2-bedroom, 1-bathroom residence, accompanied by a generous yard space! This delightful home has recently received a substantial facelift, featuring a modernized kitchen, bathroom, fresh flooring, a pristine coat of interior exterior paint, brand-new light fixtures, and ceiling fans. In 2003, the roof was sealed, and a new septic tank was installed, ensuring the home's integrity and functionality. Upon entering, you'll be immediately struck by the abundance of natural light that floods the spacious living area, courtesy of the expansive picture window. Additionally, you can enjoy breathtaking mountain views from the backyard, and there's even room for RV parking with full hookups, for your convenience.

3. 2024-01-16
   soldstatus $115,400

   Show marketing remark (741 chars)

   Step into your newly renovated 2-bedroom, 1-bathroom residence, accompanied by a generous yard space! This delightful home has recently received a substantial facelift, featuring a modernized kitchen, bathroom, fresh flooring, a pristine coat of interior exterior paint, brand-new light fixtures, and ceiling fans. In 2003, the roof was sealed, and a new septic tank was installed, ensuring the home's integrity and functionality. Upon entering, you'll be immediately struck by the abundance of natural light that floods the spacious living area, courtesy of the expansive picture window. Additionally, you can enjoy breathtaking mountain views from the backyard, and there's even room for RV parking with full hookups, for your convenience.

4. 2023-12-20
   status Pending 741-char remark

   Show marketing remark (741 chars)

   Step into your newly renovated 2-bedroom, 1-bathroom residence, accompanied by a generous yard space! This delightful home has recently received a substantial facelift, featuring a modernized kitchen, bathroom, fresh flooring, a pristine coat of interior exterior paint, brand-new light fixtures, and ceiling fans. In 2003, the roof was sealed, and a new septic tank was installed, ensuring the home's integrity and functionality. Upon entering, you'll be immediately struck by the abundance of natural light that floods the spacious living area, courtesy of the expansive picture window. Additionally, you can enjoy breathtaking mountain views from the backyard, and there's even room for RV parking with full hookups, for your convenience.

5. 2023-10-03
   price $139,900 741-char remark

   Show marketing remark (741 chars)

   Step into your newly renovated 2-bedroom, 1-bathroom residence, accompanied by a generous yard space! This delightful home has recently received a substantial facelift, featuring a modernized kitchen, bathroom, fresh flooring, a pristine coat of interior exterior paint, brand-new light fixtures, and ceiling fans. In 2003, the roof was sealed, and a new septic tank was installed, ensuring the home's integrity and functionality. Upon entering, you'll be immediately struck by the abundance of natural light that floods the spacious living area, courtesy of the expansive picture window. Additionally, you can enjoy breathtaking mountain views from the backyard, and there's even room for RV parking with full hookups, for your convenience.

6. 2023-09-16
   listed $149,900 Active 741-char remark

   Show marketing remark (741 chars)

   Step into your newly renovated 2-bedroom, 1-bathroom residence, accompanied by a generous yard space! This delightful home has recently received a substantial facelift, featuring a modernized kitchen, bathroom, fresh flooring, a pristine coat of interior exterior paint, brand-new light fixtures, and ceiling fans. In 2003, the roof was sealed, and a new septic tank was installed, ensuring the home's integrity and functionality. Upon entering, you'll be immediately struck by the abundance of natural light that floods the spacious living area, courtesy of the expansive picture window. Additionally, you can enjoy breathtaking mountain views from the backyard, and there's even room for RV parking with full hookups, for your convenience.

7. 2021-09-17
   soldstatus $50,000 166-char remark

   Show marketing remark (166 chars)

   GREAT LITTLE STARTER HOME. BACKS UP TO THE DESERT AND CLOSE TO THE RIVER FOR LOTS OF FUN. 2 BDRM 1 BATHRM INDOOR LAUNDRY HOOK UPS FENCED YARD LARGE LOT. ROOM TO GROW!

8. 2021-02-15
   listed $58,900 166-char remark

   Show marketing remark (166 chars)

   GREAT LITTLE STARTER HOME. BACKS UP TO THE DESERT AND CLOSE TO THE RIVER FOR LOTS OF FUN. 2 BDRM 1 BATHRM INDOOR LAUNDRY HOOK UPS FENCED YARD LARGE LOT. ROOM TO GROW!

9. 2005-10-17
   soldstatus $57,900
10. 1995-08-16
    soldstatus $70,000
11. 1995-08-16
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $206 · $17/mo
• Projected year-2 tax: $396 · $33/mo
• Expected delta: +$190/yr (+$16/mo · 92.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $19,123
• − Mortgage interest: −$3,361
• − Property taxes: −$206
• − Insurance: −$300
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$1,745
• Taxable income: $10,451
• Est. tax owed @ 24.0%: −$2,508
• After-tax cash flow: $8,317/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

-14.3% since first listed

11 events — show timeline

• 2026-05-26 Listed $60,000 FSBO.com
• 2024-01-16 Sold (Public Records) $115,400 Public Records
• 2024-01-16 Sold (MLS) $115,400 WARDEX
• 2023-12-20 Pending — WARDEX
• 2023-10-03 Price Changed $139,900 WARDEX
• 2023-09-16 Listed $149,900 WARDEX
• 2021-09-17 Sold (MLS) $50,000 WARDEX
• 2021-02-15 Listed $58,900 WARDEX
• 2005-10-17 Sold (Public Records) $57,900 Public Records
• 1995-08-16 Sold (Public Records) $70,000 Public Records
• 1995-08-16 Sold (Public Records) $70,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $206 · +9.3% YoY. Source: county tax records.