2401 W Route 66 #43 · Flagstaff, AZ 86001

$99,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 9 Days on market

Built 1984 Good condition 3,200 sqft lot Est $90k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• Rent growth +2.6/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Wildwood Hills a 55+ community-- one of Flagstaff's most charming communities nestled among mature pines and seasonal wildflowers. This 2 bedroom, 2 bathroom home offers a smart split floor plan that maximizes privacy, a covered 2 car carport, newer windows (2023), newer roof (2024), and a warm inviting feel whether you're looking for a full-time residence or just summer. Residents enjoy access to a clubhouse with a pool, fitness center, and billiards room -- and pets are welcome too. With motivated sellers and a competitive price point, this one is ready to move. * Although 55+ some exceptions are made for younger residents, we encourage you to apply if you are interested. Lot r

Key facts

• Fitness center
• Clubhouse
• Covered carport

Tags

• SMART SPLIT FLOOR PLAN
• COVERED CARPORT
• CLUBHOUSE
• POOL
• FITNESS CENTER
• BILLIARDS ROOM

Property features AI

Exterior

• Parking: 2 garage spaces; Carport
• Utilities: Has heating; Has cooling
• Home design: Single wide manufactured home; Located in Wild Wood Hills community; Address: 2401 W Route 66 #43, Flagstaff, AZ
• Construction: Year built: owner provided
• Exterior features: Paved road; Private maintained road; Hillside topography; Forest view; Located on a 0.07-acre (approximately 3,200 sq ft) lot; Part of a land-lease community

Interior

• Kitchen: Gas range
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms total
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Double-pane windows; Located in a community (Wild Wood Hills)
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 18.4% 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 flat; 280 active listings in the ZIP; 14 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; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/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 $684 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 + 0.6% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.16% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.41%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $90,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 W Route 66 #1	0.16mi	2/2.0	896 (-0%)	9mo	$70,000	$78	84
2500 W Route 66 #65	0.16mi	2/2.0	896 (-0%)	11mo	$100,000	$112	83
2500 W Route 66 #27	0.16mi	3/2.0 (+1)	896 (-0%)	12mo	$84,000	$94	77
2500 W Route 66 #21	0.22mi	2/1.0	791 (-12%)	1mo	$69,900	$88	65
2401 W Route 66 Dr #66	0.23mi	2/2.0	868 (-4%)	22mo	$161,500	$186	65
2500 W Route 66 #49	0.33mi	3/2.0 (+1)	896 (-0%)	17mo	$90,000	$100	64
2500 W Rte 66 -- #23	0.33mi	3/2.0 (+1)	869 (-3%)	22mo	$112,000	$129	56

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.39×
• Total profit: $38,529
• Equity at exit: $14,761

10-year hold

• IRR: 39.6%
• Equity multiple: 4.27×
• Total profit: $90,563
• Equity at exit: $8,560

Cash invested: $27,720 (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 86001

• Rents YoY: 0.6%
• Active inventory: 280
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $936

Break-even live

Break-even rent $950

Max offer price $99,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,005	-5% $971	+0% $936	+5% $902	+10% $868
Rent	-10% $768	-5% $852	+0% $936	+5% $1,021	+10% $1,105
Rate	-1.0pp $986	-0.5pp $962	base $936	+0.5pp $911	+1.0pp $885

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 S Woody Mountain Rd Flagstaff, AZ	1.0–3.0	1.0–2.0	1078	$2,642	$2.45	44d	77	0.41mi
2292 S Alvan Clark Blvd Flagstaff, AZ	2.0–3.0	1.0–2.0	978	$1,473	$1.51	44d	12	0.58mi
1385 W University Ave Flagstaff, AZ	2.0	2.0	906	$1,725	$1.90	44d	3	0.82mi
1000 W Forest Meadows St Flagstaff, AZ	2.0	2.0	947	$1,925	$2.03	44d	1	0.94mi
927 W Forest Meadows St Flagstaff, AZ	1.0–2.0	1.0–2.0	958	$2,806	$2.93	44d	11	0.99mi
923 W University Ave Flagstaff, AZ	1.0–2.0	1.0–2.0	877	$2,304	$2.63	44d	36	1.10mi
1580 S Plaza Way Flagstaff, AZ	1.0–2.0	1.0–2.0	875	$2,455	$2.81	44d	12	1.12mi
800 W Forest Meadows St Flagstaff, AZ	1.0–3.0	1.0–2.0	847	$2,548	$3.01	44d	32	1.14mi
813 W University Ave Flagstaff, AZ	2.0	1.0–2.0	567	$1,840	$3.25	44d	1	1.18mi
1515 S Yale St Flagstaff, AZ	2.0	1.0–2.0	860	$1,740	$2.02	44d	6	1.19mi
700 W University Ave Flagstaff, AZ	2.0	1.0–2.0	675	$1,735	$2.57	44d	1	1.20mi
600 W University Heights Dr N Flagstaff, AZ	1.0–2.0	1.0–2.0	766	$2,254	$2.94	44d	4	1.42mi
3200 S Litzler Dr Unit 9-236 Flagstaff, AZ	2.0	2.0	776	$1,800	$2.32	44d	1	1.44mi
1200 S Riordan Ranch St Flagstaff, AZ	1.0	1.0	528	$1,525	$2.89	44d	1	1.46mi

Listing history 8 events

1. 2026-06-19
   days on market $99,000 Active 9 DOM
2. 2026-06-18
   days on market $99,000 Active 8 DOM
3. 2026-06-17
   days on market $99,000 Active 7 DOM
4. 2026-06-16
   days on market $99,000 Active 6 DOM
5. 2026-06-15
   days on market $99,000 Active 5 DOM
6. 2026-06-14
   days on market $99,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $99,000 Active 2 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 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: $25,625
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$2,880
• Taxable income: $10,322
• Est. tax owed @ 24.0%: −$2,477
• After-tax cash flow: $8,759/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 · 14 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bathroom home in Wildwood Hills is in good condition with a new roof (2024) and new windows (2023). It offers a smart split floor plan that maximizes privacy and is move-in ready.

Value-add opportunities

• Resale Paint the interior walls and trim — Painting the interior walls and trim can make the home look fresh and updated, which can increase its resale value.
• Resale Replace the flooring — Replacing the hardwood flooring with a more modern material can make the home look fresh and updated, which can increase its resale value.
• Resale Update the kitchen appliances — Updating the kitchen appliances can make the home look fresh and updated, which can increase its resale value.
• Resale Update the bathrooms — Updating the bathrooms with new fixtures and tiles can make the home look fresh and updated, which can increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls and trim — Painting the interior walls and trim can make the home look fresh and updated, which can increase its resale value. ↑
• Resale Replace the flooring — Replacing the hardwood flooring with a more modern material can make the home look fresh and updated, which can increase its resale value. ↑
• Resale Update the kitchen appliances — Updating the kitchen appliances can make the home look fresh and updated, which can increase its resale value. ↑
• Resale Update the bathrooms — Updating the bathrooms with new fixtures and tiles can make the home look fresh and updated, which can increase its resale 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): 37,312
• Household income: $64,626
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 3117.0

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 0.59)
• Race & ethnicity: White 62% Hispanic / Latino 15% Native American 12% Two or more races 9% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -488.37%
• Current HPI: 393.2551
• Rent YoY: ▲ 0.55%
• 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

1 event — show timeline

• 2026-06-09 Listed $99,000 NAZMLS