49815 N Eagle View Dr · Aguila, AZ 85320

$185,000

3 bd · 2.0 ba · 1,036 sqft · Manufactured public records · 145 Days on market

Manufactured home Built 1991 1.12 ac lot ↓ 8% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

Key facts

• 1.12 acre lot
• Built 1991
• Listed 145 days

Property features AI

Finance

• Financial info: Private financing, not assumable
• HOA & community: No association fees

Exterior

• Utilities: Propane; Septic system (septic tank); Private water company
• Home design: Manufactured/mobile home; Fee simple ownership; Asphalt road surface
• Construction: Board & batten siding, painted wood frame; Composition roof; Building area per assessor
• Exterior features: Dirt front and dirt back yard; County-maintained road access; Desert and mountain views; Horses allowed

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 possible bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Full bathroom in the primary bedroom; Dual-pane windows with vinyl frames
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#256 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Aguila Elementary District (4249) (rural): math 45% / reading 35% proficiency, ranked #215 of 501 in AZ (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Aguila Elementary School (math 32% / reading 32%, grade F, #505 of 1,109 statewide, top 47%, 123 students, 98% FRL).
• Market conditions: 57 active listings in the ZIP; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.02×
• Total profit: $53,035
• Equity at exit: $70,040

10-year hold

• IRR: 21.7%
• Equity multiple: 3.80×
• Total profit: $144,953
• Equity at exit: $98,654

Cash invested: $51,800 (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 85320

• Home prices YoY: 1.6%
• Active inventory: 57
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,628 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $675

Break-even live

Break-even rent $1,773

Max offer price $185,000

Occupancy floor 69%

Sensitivity live

Price	-10% $803	-5% $739	+0% $675	+5% $611	+10% $547
Rent	-10% $467	-5% $571	+0% $675	+5% $779	+10% $883
Rate	-1.0pp $768	-0.5pp $722	base $675	+0.5pp $627	+1.0pp $578

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $185,000 Active 145 DOM
2. 2026-06-21
   days on market $185,000 Active 144 DOM
3. 2026-06-18
   days on market $185,000 Active 141 DOM
4. 2026-06-17
   days on market $185,000 Active 140 DOM
5. 2026-06-16
   days on market $185,000 Active 139 DOM
6. 2026-06-15
   days on market $185,000 Active 138 DOM
7. 2026-06-13
   days on market $185,000 Active 136 DOM
8. 2026-06-13
   days on market $185,000 Active 135 DOM
9. 2026-06-09
   days on market $185,000 Active 132 DOM
10. 2026-06-08
    days on market $185,000 Active 131 DOM
11. 2026-06-07
    days on market $185,000 Active 130 DOM
12. 2026-06-04
    days on market $185,000 Active 127 DOM
13. 2026-06-03
    days on market $185,000 Active 126 DOM
14. 2026-06-02
    days on market $185,000 Active 125 DOM
15. 2026-06-01
    days on market $185,000 Active 124 DOM
16. 2026-05-31
    days on market $185,000 Active 123 DOM
17. 2026-04-12
    price $185,000
18. 2026-01-28
    listed $195,000 Active
19. 2026-01-21
    historical
20. 2025-11-05
    price $195,000
21. 2025-10-02
    price $205,000
22. 2025-08-27
    price $215,000
23. 2025-07-25
    listed $225,000 Active
24. 2023-01-13
    soldstatus $170,000 Closed 211-char remark

    Show marketing remark (211 chars)

    NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

25. 2023-01-10
    soldstatus $170,000
26. 2023-01-08
    status Pending 211-char remark

    Show marketing remark (211 chars)

    NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

27. 2023-01-04
    status Active 211-char remark

    Show marketing remark (211 chars)

    NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

28. 2022-12-31
    historical 211-char remark

    Show marketing remark (211 chars)

    NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

29. 2022-06-08
    price $220,000 211-char remark

    Show marketing remark (211 chars)

    NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

30. 2022-06-07
    listed $200,000 Active 211-char remark

    Show marketing remark (211 chars)

    NICE HORSE PROPERTY IN AGUILA..3 BEDROOM AND 2 BATH..THIS PROPERTY HAS IT ALL,PAVED ROAD A COUPLE BLOCKS FROM THE MAIN HWY..BRING YOUR TOYS AND HORSES..THERE IS PLENTY OF ROOM TO ROAM,RIDE AND ENJOY THE OUTDOORS

ⓘ 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $31,531
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$2,392
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$5,382
• Taxable income: $5,574
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $6,762/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: Aguila Elementary District (4249)
• NCES district ID: 0400480
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $34,507
• Composite: 35.46/100
• National rank: #9763
• State rank: #215 of 501 in AZ

Livability — Aguila

• Score: 55/100
• State rank: #256
• US rank: #23150

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aguila, AZ
• Population (ZIP): 315

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Native American 16% Two or more races 9%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Romanian 7% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 16% · Canada
• Languages at home: 56% English-only · Spanish 29%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.71%
• Current HPI: 111.4333
• Rent YoY: —
• Metro: —
• 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

-7.5% since first listed

14 events — show timeline

• 2026-04-12 Price Changed $185,000 ARMLS
• 2026-01-28 Listed $195,000 ARMLS
• 2026-01-21 Listing Removed — ARMLS
• 2025-11-05 Price Changed $195,000 ARMLS
• 2025-10-02 Price Changed $205,000 ARMLS
• 2025-08-27 Price Changed $215,000 ARMLS
• 2025-07-25 Listed $225,000 ARMLS
• 2023-01-13 Sold (MLS) $170,000 ARMLS
• 2023-01-10 Sold (Public Records) $170,000 Public Records
• 2023-01-08 Pending — ARMLS
• 2023-01-04 Relisted — ARMLS
• 2022-12-31 Listing Removed — ARMLS
• 2022-06-08 Price Changed $220,000 ARMLS
• 2022-06-07 Listed $200,000 ARMLS

Property tax history

+2.7%/yr

Latest (2025): $282 · +1.5% YoY. Source: county tax records.