270 N Clark Rd #319 · Show Low, AZ 85901

$79,900

1 bd · 1.0 ba · 606 sqft · SingleFamily · 6 Days on market

Built 1995 Good condition

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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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

• Parking
• Built 1995
• Listed 5 days

Property features AI

Finance

• Financial info: Yearly lot lease of 6355
• HOA & community: Community clubhouse; Community laundry; Mandatory homeowners association; No HOA fee indicated

Exterior

• Parking: Carport; Attached carport (1 space)
• Utilities: Public sewer; Electric (master metered); Metered water; Power available
• Home design: Park Model/RV; Manufactured construction; Park model; Located in Venture In RV (unit 319); 55+ community; Lease land with yearly lease
• Construction: Rolled roof
• Exterior features: Landscaped; Street paved; Porch; Private maintained road; Adjoins private property

Interior

• Kitchen: Electric range; Microwave; Pantry; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: Tub/shower
• Heating & cooling: Central A/C; Electric forced air heating; Electric water heater
• Interior features: Vaulted ceiling; Arizona room
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.6% vs local median 3.3% 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.
• Market conditions: 891 active listings in the ZIP; 485 units permitted in Navajo County in 2024 (11 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.75% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $24,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 N Clark Rd #224	0.15mi	1/1.0	670 (+11%)	3mo	$27,000	$40	73

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: 24.3%
• Equity multiple: 2.00×
• Total profit: $22,454
• Equity at exit: $11,913

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $65,195
• Equity at exit: $6,908

Cash invested: $22,372 (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 85901

• Home prices YoY: -14.5%
• Active inventory: 891
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $555

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $611	-5% $583	+0% $555	+5% $528	+10% $500
Rent	-10% $445	-5% $500	+0% $555	+5% $611	+10% $666
Rate	-1.0pp $596	-0.5pp $576	base $555	+0.5pp $535	+1.0pp $514

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $79,900 Active 6 DOM
2. 2026-06-18
   days on market $79,900 Active 5 DOM
3. 2026-06-17
   days on market $79,900 Active 4 DOM
4. 2026-06-16
   days on market $79,900 Active 3 DOM
5. 2026-06-15
   days on market $79,900 Active 2 DOM
6. 2026-06-14
   listing id $79,900 Active 1 DOM
7. 2026-06-13
   remarks 615-char remark
8. 2026-06-13
   listed $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 6/10 Major
• 🌡 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

Taxation est. · year 1

• Rental income: $16,825
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,324
• Taxable income: $5,735
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $5,289/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

Good 75/100 Cosmetic rehab

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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
• City population: 18,821
• Population (ZIP): 18,821

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

Price history

1 event — show timeline

• 2026-06-12 Listed $79,900 WMMLS