5075 S Mountain View Rd · Fort Mohave, AZ 86426

$235,000

5 bd · 2.0 ba · 1,645 sqft · Land public records · 254 Days on market

Built 1980 0.64 ac lot ↓ 18% since listing

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Why this score? — see what drove the D+ 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• 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

Live Fort Mohave, AZ~ Welcome home to this move-in ready manufactured POOL home in quiet Fort Mohave, AZ. This home features 1,645 square feet of living space that includes 5 bedrooms, 2 bathrooms, a cozy living room, formal dining room, a spacious and open kitchen with appliances and plenty of storage, indoor laundry room with washer and dryer included and a BONUS ROOM with a standing freezer and an ADDITIONAL refrigerator! Step outside to enjoy the panoramic mountain views on one of the two patios. This . 64 acre-lot is fully fenced with a separately gated pool. Plenty of room for parking, desert or water toys, RV parking & more! Take a dip in the splash pool that has two patio area

Key facts

• Two patios
• Splash pool
• Fully fenced

Tags

• PANORAMIC MOUNTAIN VIEWS
• FULLY FENCED
• SEPARATELY GATED POOL
• SPLASH POOL
• TWO PATIOS
• RV PARKING

Property features AI

Finance

• Other: Shed(s) on property

Exterior

• Utilities: Public water; Septic tank; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property; Frame construction; Membrane roof; Mountainous topography; Paved road access; M-RE (Residential Recreation) zoning
• Construction: Frame construction; Membrane roof
• Exterior features: Deck; Patio; Privacy, wood and chain link fencing (front and back yard); Private gunite pool; View

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Refrigerator; Solid surface counters
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Pantry; Walk-in closet(s); Window coverings; Accessible full bathroom
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup; Indoor laundry; Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (10.5% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 9.3

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-20,102
• Equity at exit: $35,039

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,313
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $284

Break-even live

Break-even rent $1,744

Max offer price $235,000

Occupancy floor 81%

Sensitivity live

Price	-10% $417	-5% $351	+0% $284	+5% $218	+10% $151
Rent	-10% $118	-5% $201	+0% $284	+5% $367	+10% $450
Rate	-1.0pp $403	-0.5pp $344	base $284	+0.5pp $223	+1.0pp $161

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-16
   status Pending
2. 2026-03-06
   price $235,000
3. 2026-02-11
   price $239,900
4. 2025-10-08
   price $249,900
5. 2025-09-04
   listed $259,000 Active
6. 2025-05-09
   price $273,000
7. 2025-03-24
   price $278,000
8. 2025-02-22
   listed $288,000 Active

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$985/yr (+$82/mo · 174.0%)

ⓘ 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 · 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: $25,240
• − Mortgage interest: −$13,164
• − Property taxes: −$566
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$6,836
• Taxable loss: −$540
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $3,539/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

-18.4% since first listed

8 events — show timeline

• 2026-05-16 Pending — WARDEX
• 2026-03-06 Price Changed $235,000 WARDEX
• 2026-02-11 Price Changed $239,900 WARDEX
• 2025-10-08 Price Changed $249,900 WARDEX
• 2025-09-04 Listed $259,000 WARDEX
• 2025-05-09 Price Changed $273,000 WARDEX
• 2025-03-24 Price Changed $278,000 WARDEX
• 2025-02-22 Listed $288,000 WARDEX

Property tax history

-0.5%/yr

Latest (2025): $566 · +9.4% YoY. Source: county tax records.