270 N Clark Rd #319 · Show Low, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 8/10 · Major
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 2/10 · Minimal
- Hot days now (above 89°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +22.5/30.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- ARV discount +7.5/15.0
- Condition / age +3.8/5.0
- Schools +3.7/10.0
- Livability +3.2/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$69,900
270 N Clark Rd #319 · Show Low, AZ 85901
1 bd · 1.0 ba · 606 sqft · SingleFamily
· 49 Days on market
55+ age-restricted
Built 1995
$115/sqft
· 64% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to space #319 in the Venture In RV resort, a 55+ community. This well-maintained home is 1 bedroom 1 bathroom with a large Arizona Room and laundry room addition. Living area features large windows for lots of natural light. Kitchen has an abundance of cabinet space, an electric range, and a built-in microwave. Bedroom is generous in size with lots of storage. Arizona room features a living area with TV and a sitting area. Enjoy your coffee on the front porch. With a one-car carport and fenced back yard, this home is everything you have been looking for. Being sold furnished, ready for you to enjoy!
Key facts
- Large windows
- Lots of storage
- Arizona room
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $712 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $70k).
- Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
- Cap rate 18.5% vs local median 3.1% in Show Low — 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 (#90 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
- Show Low Unified District (4393) (rural): math 32% / reading 39% proficiency, ranked #89 of 249 in AZ (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Nikolaus Homestead Elementary School (math 40% / reading 44%, grade F, #371 of 1,109 statewide, top 34%, 389 students, 42% FRL); Show Low Junior High School (math 29% / reading 34%, grade F, #78 of 218 statewide, top 36%, 587 students, 45% FRL); Show Low High School (math 22% / reading 37%, grade F, #120 of 381 statewide, top 34%, 877 students, 31% FRL).
- Market conditions: 1264 active listings in the ZIP; 485 units permitted in Navajo County in 2024 (11 in 5+ unit buildings).
- This rent runs 30% of the median local income ($60k/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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
- Navajo County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
- At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- It's been on market 49 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$67,803
(3.0% below list)
Questions for the listing agent
- It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- 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?
- 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.
- 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.
- 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
- 18.52%
- Cash-on-cash
- 43.65%
- DSCR
- 2.94
- GRM
- 3.9
CMA / ARV
- ARV (median comp)
- $192,480
- List price
- $69,900
- Delta
- -63.68%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 270 N Clark Rd #312 | 0.15mi | 1/1.0 | 644 (+6%) | 10mo | $80,000 | $124 | 74 |
| 270 N Clark Rd #224 | 0.15mi | 1/1.0 | 670 (+11%) | 6mo | $27,000 | $40 | 70 |
| 931 N 43Rd Cul | 0.69mi | 1/1.0 | 624 (+3%) | 8mo | $148,000 | $237 | 56 |
| 1106 N 43rd Loop | 0.80mi | 1/1.0 | 600 (-1%) | 24mo | $125,000 | $208 | 43 |
| 1100 N 43Rd Loop | 0.80mi | 1/1.0 | 500 (-18%) | 3mo | $94,900 | $190 | 38 |
| 4201 W Adams | 0.60mi | 1/1.0 | 728 (+20%) | 12mo | $167,000 | $229 | 37 |
| 501 N 41st Dr | 0.47mi | 1/1.0 | 729 (+20%) | 21mo | $137,500 | $189 | 35 |
| 2220 W Whipple St | 1.00mi | 2/1.0 (+1) | 728 (+20%) | 2mo | $130,000 | $179 | 34 |
| 4381 W Adams | 0.68mi | 2/1.5 (+1) | 728 (+20%) | 8mo | $187,500 | $258 | 30 |
| 4361 W Adams -- | 0.67mi | 1/1.0 | 750 (+24%) | 23mo | $200,000 | $267 | 25 |
| 2560 W Young | 0.86mi | 2/1.5 (+1) | 728 (+20%) | 13mo | $243,000 | $334 | 22 |
| 1220 N 43rd Dr | 0.89mi | 2/1.5 (+1) | 672 (+11%) | 24mo | $193,000 | $287 | 20 |
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 · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 40.6%
- Equity multiple
- 2.74×
- Total profit
- $34,041
- Equity at exit
- $10,422
10-year hold
- IRR
- 46.8%
- Equity multiple
- 5.50×
- Total profit
- $88,124
- Equity at exit
- $6,044
Cash invested: $19,572 (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.
Active competition Active MLS
- For sale now
- 3 active
- Median asking
- $99,950 ($158/sqft)
- Median days on market
- 111 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +100.8% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 85901
- Home prices YoY
- -14.5%
- Active inventory
- 1264
- Price-to-rent
- 3.9×
Monthly cashflow live
↻
- Estimated rent
- $1,513 medium interval (Pro) →
- Mortgage (P&I)
- −$367
- Tax est. 1.5%
- −$87 /mo · $1,048/yr
- Insurance
- −$29
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$318
- Net cashflow
- $712
Break-even live
Break-even rent
$611
Max offer price
$69,900
Occupancy floor
48%
Sensitivity live
| Price | -10% $760 | -5% $736 | +0% $712 | +5% $688 | +10% $664 |
|---|---|---|---|---|---|
| Rent | -10% $592 | -5% $652 | +0% $712 | +5% $772 | +10% $831 |
| Rate | -1.0pp $747 | -0.5pp $730 | base $712 | +0.5pp $694 | +1.0pp $675 |
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
- $17,475
- Closing costs
- $2,097
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Financial info
- Yearly lot lease of 6355
- HOA & community
- Community clubhouseCommunity laundryMandatory homeowners associationNo HOA fee indicated
Exterior
- Parking
- CarportAttached carport (1 space)
- Utilities
- Public sewerElectric (master metered)Metered waterPower available
- Home design
- Park Model/RVManufactured constructionPark modelLocated in Venture In RV (unit 319)55+ communityLease land with yearly lease
- Construction
- Rolled roof
- Exterior features
- LandscapedStreet pavedPorchPrivate maintained roadAdjoins private property
Interior
- Kitchen
- Electric rangeMicrowavePantryRefrigerator
- Flooring
- CarpetLaminate
- Bathrooms
- Tub/shower
- Heating & cooling
- Central A/CElectric forced air heatingElectric water heater
- Interior features
- Vaulted ceilingArizona room
- Laundry & utility
- WasherDryerUtility room
Listing history 42 events
-
2026-07-31days on market $69,900 Active 49 DOM
-
2026-07-30days on market $69,900 Active 48 DOM
-
2026-07-29days on market $69,900 Active 47 DOM
-
2026-07-27days on market $69,900 Active 45 DOM
-
2026-07-25days on market $69,900 Active 43 DOM
-
2026-07-24days on market $69,900 Active 42 DOM
-
2026-07-23days on market $69,900 Active 41 DOM
-
2026-07-22days on market $69,900 Active 40 DOM
-
2026-07-21days on market $69,900 Active 39 DOM
-
2026-07-18days on market $69,900 Active 36 DOM
-
2026-07-17price $69,900 Active 34 DOM
-
2026-07-16days on market $79,900 Active 34 DOM
-
2026-07-15days on market $79,900 Active 33 DOM
-
2026-07-14days on market $79,900 Active 32 DOM
-
2026-07-13days on market $79,900 Active 31 DOM
-
2026-07-12days on market $79,900 Active 30 DOM
-
2026-07-12days on market $79,900 Active 29 DOM
-
2026-07-11days on market $79,900 Active 28 DOM
-
2026-07-09days on market $79,900 Active 27 DOM
-
2026-07-09days on market $79,900 Active 26 DOM
-
2026-07-07days on market $79,900 Active 25 DOM
-
2026-07-06days on market $79,900 Active 24 DOM
-
2026-07-05days on market $79,900 Active 23 DOM
-
2026-07-04days on market $79,900 Active 22 DOM
-
2026-07-03days on market $79,900 Active 21 DOM
-
2026-07-02days on market $79,900 Active 20 DOM
-
2026-07-01days on market $79,900 Active 19 DOM
-
2026-06-30days on market $79,900 Active 18 DOM
-
2026-06-29days on market $79,900 Active 17 DOM
-
2026-06-28days on market $79,900 Active 16 DOM
-
2026-06-27days on market $79,900 Active 15 DOM
-
2026-06-26days on market $79,900 Active 12 DOM
-
2026-06-22days on market $79,900 Active 9 DOM
-
2026-06-21days on market $79,900 Active 8 DOM
-
2026-06-19days on market $79,900 Active 6 DOM
-
2026-06-18days on market $79,900 Active 5 DOM
-
2026-06-17days on market $79,900 Active 4 DOM
-
2026-06-16days on market $79,900 Active 3 DOM
-
2026-06-15days on market $79,900 Active 2 DOM
-
2026-06-14$79,900 Active 1 DOM
-
2026-06-13remarks 615-char remark
-
2026-06-13$79,900 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 8/10 Severe
- Heat 2/10 Low 7 d/yr ≥89°F today · 19 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,152
- − Mortgage interest
- −$3,915
- − Property taxes
- −$1,048
- − Insurance
- −$350
- − Repairs & maintenance
- −$1,452
- − Management
- −$1,452
- − Depreciation
- −$2,033
- Taxable income
- $7,901
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,896
- After-tax cash flow
- $6,647/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
75/100
Cosmetic rehab
Est. rehab $3,030–$9,090 screening
This well-maintained manufactured home in a 55+ community is ready for a new owner. It features a large living area, kitchen, and bedroom with ample storage. The home is move-in ready with a good condition score and minimal repairs needed.
Value-add opportunities
- Resale update kitchen appliances — newer appliances can increase appeal ↑
- Resale update flooring in living room — newer flooring can increase appeal ↑
- Both update exterior paint — fresh paint can improve curb appeal and resale value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 37/100
Zoned Schools
Elementary
Nikolaus Homestead Elementary School
F
AZ #371/1,109
Nat'l #17,861/41,679
Middle
Show Low Junior High School
F
AZ #78/218
Nat'l #8,497/14,009
High
White Mountain Institute
Schools (NCES district)
- District
- Show Low Unified District (4393)
- NCES district ID
- 0407700
- Math proficiency
- 32% ▼ -9.00%
- Reading proficiency
- 39% ▼ -4.00%
- Median HH income
- $41,240
- Composite
- 29.9/100
- National rank
- #6387
- State rank
- #89 of 249 in AZ
C
Composite livability gradescore 65/100
Livability — Show Low
- Score
- 65/100
- State rank
- #90
- US rank
- #13573
Category grades
Amenities F
Commute F
Cost of living A+
Crime F
Employment D
Housing A+
Health & safety B-
User ratings B-
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Show Low, AZ
- County
- Navajo · 105,760 people
- City population
- 18,821
- Population (ZIP)
- 18,821
- Household income
- $60,313
- Rent vs Own
- Severe rent burden
- 12% of renters
Population outlook (Navajo County) Hauer SSP2
- Today (2025)
- 105,760 people
- By 2030
- 103,301 · -2.3%
- By 2040
- 97,070 · -8.2%
- By 2050
- 88,850 · -16.0%
- By 2075
- 65,180 · -38.4%
- By 2100
- 37,281 · -64.7%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (77%)
- Race & ethnicity
- White 77% Hispanic / Latino 16% Two or more races 11% Native American 2%
- Hispanic origin (detail)
- Mexican 12%
- Common ancestry
- Slovak 2% Lithuanian 2% Italian 2%
- Foreign-born
- 4% · Canada
- Languages at home
- 92% English-only · Spanish 7% Tagalog/Filipino 1%
Political lean MEDSL · Navajo
- 2024 margin
- R (+17.2) · D 40.9% · R 58.1%
- 2008→2024 swing
- -5.5pp toward R · 2008: -11.7pp · 2024: -17.2pp
- All cycles
- 2024: R+17.2 2020: R+8.2 2016: R+7.9 2012: R+8.4 2008: R+11.7
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -65.52%
- Current HPI
- 386.3007
- 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 |
|
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Price history
+0.0% since first listed3 events — show timeline
- 2026-06-26 Listing Removed — ARMLS
- 2026-06-12 Listed $79,900 WMMLS
- 2026-06-12 Listed $79,900 ARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…