1241 W McNeil · Show Low, AZ 85901

$32,500

1 bd · 1.0 ba · 432 sqft · Manufactured · 29 Days on market

Manufactured home Built 1987 Poor condition $75/sqft · 60% below area ↓ 55% since listing

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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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Manufactured-home adj. -5.6

Listing remarks

Enjoy easy, low-maintenance living in the heart of Show Low with this inviting park model located in a centrally located mobile home park close to shopping, dining, medical services, and other town amenities. Set on a shaded lot with a small fenced yard, this home offers a comfortable retreat with the convenience of all city utilities. Inside, you'll find thoughtful updates including new heat and A/C, refreshed bathroom finishes with paint and flooring, and new kitchen flooring. The unit also includes a washer and dryer for added convenience.

Key facts

• Shaded lot
• City utilities
• Small fenced yard

Tags

• SHADED LOT
• SMALL FENCED YARD
• CITY UTILITIES
• NEW HEAT AND A/C
• REFRESHED BATHROOM FINISHES
• NEW KITCHEN FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $32k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.6% vs local median 3.2% 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: Whipple Ranch Elementary School (404 students, 50% 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: 1067 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $32,012 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.13% ✓
• Cap rate: 27.64%
• Cash-on-cash: 76.25%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (median comp): $81,283
• List price: $32,500
• Delta: -68.01%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 S White Mountain Rd	2.19mi	1/1.0	385 (-11%)	3mo	$53,000	$138	44
270 N Clark Rd #142	1.31mi	1/1.0	399 (-8%)	13mo	$49,000	$123	41
1100 N 43Rd Loop	2.10mi	1/1.0	500 (+16%)	1mo	$94,900	$190	39
270 N Clark Rd Unit Venture In 160	1.47mi	2/2.0 (+1)	450 (+4%)	27mo	$87,000	$193	29
680 N 41St Dr	1.93mi	1/1.0	480 (+11%)	51mo	$150,000	$313	26
2700 S White Mountain Rd Unit 401	2.12mi	1/1.0	492 (+14%)	20mo	$119,000	$242	25
2700 S White Mountain Rd #401	2.08mi	1/1.0	492 (+14%)	33mo	$107,000	$217	22
2700 S White Mountain Rd Apt 807	2.12mi	1/1.0	524 (+21%)	37mo	$123,900	$236	20
1221 E Huning	1.46mi	2/1.0 (+1)	520 (+20%)	32mo	$200,000	$385	15
2221 W Rogers Dr	0.98mi	2/1.0 (+1)	551 (+28%)	50mo	$110,000	$200	15

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: 76.2%
• Equity multiple: 4.47×
• Total profit: $31,575
• Equity at exit: $4,846

10-year hold

• IRR: 79.9%
• Equity multiple: 9.24×
• Total profit: $74,977
• Equity at exit: $2,810

Cash invested: $9,100 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $19,999 ($44/sqft)
• Median days on market: 441 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +323.4% 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: 1067
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $578

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 38%

Sensitivity live

Price	-10% $601	-5% $589	+0% $578	+5% $567	+10% $556
Rent	-10% $498	-5% $538	+0% $578	+5% $618	+10% $658
Rate	-1.0pp $595	-0.5pp $586	base $578	+0.5pp $570	+1.0pp $561

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: $8,125
• Closing costs: $975
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located in Camp Town of Show Low subdivision, Unit #78Private maintained road access
• HOA & community: No HOACommunity includes a clubhouseMonthly land lease of $555 (lease land: yes)

Exterior

• Parking: Directions and unit location provided (Unit #78 in Camp Town of Show Low)
• Utilities: Metered water provided by Camp TownPrivate sewerCable TV availableIndividual electric meterMetered water availableSewer availablePower available
• Home design: Manufactured park model / RVOne levelUnit is in a 55+ communityPrivate-adjoining property
• Construction: Built by SchultManufactured constructionRolled roof
• Exterior features: Located among treesUtility building on propertyCovered deckPatioDouble pane windows

Interior

• Kitchen: DisposalElectric rangePantryRefrigerator
• Bedrooms: Unit located in Park model (unit-level info only available)
• Flooring: CarpetLinoleum
• Bathrooms: Full bath with tub/shower
• Heating & cooling: Central A/CElectric forced air heatingElectric water heater
• Interior features: Vaulted ceilingNo fireplace
• Laundry & utility: Washer and dryer located in kitchen

Listing history 49 events

1. 2026-08-08
   days on market $32,500 Active 29 DOM
2. 2026-08-07
   days on market $32,500 Active 28 DOM
3. 2026-08-06
   days on market $32,500 Active 27 DOM
4. 2026-08-05
   days on market $32,500 Active 26 DOM
5. 2026-08-04
   days on market $32,500 Active 25 DOM
6. 2026-08-03
   days on market $32,500 Active 24 DOM
7. 2026-07-31
   days on market $32,500 Active 21 DOM
8. 2026-07-30
   days on market $32,500 Active 20 DOM
9. 2026-07-29
   days on market $32,500 Active 19 DOM
10. 2026-07-27
    days on market $32,500 Active 17 DOM
11. 2026-07-25
    days on market $32,500 Active 15 DOM
12. 2026-07-24
    days on market $32,500 Active 14 DOM
13. 2026-07-23
    days on market $32,500 Active 13 DOM
14. 2026-07-22
    days on market $32,500 Active 12 DOM
15. 2026-07-21
    days on market $32,500 Active 11 DOM
16. 2026-07-18
    days on market $32,500 Active 8 DOM
17. 2026-07-16
    days on market $32,500 Active 6 DOM
18. 2026-07-15
    days on market $32,500 Active 5 DOM
19. 2026-07-14
    days on market $32,500 Active 4 DOM
20. 2026-07-13
    days on market $32,500 Active 3 DOM
21. 2026-07-12
    days on market $32,500 Active 2 DOM
22. 2026-07-11
    remarks 699-char remark
23. 2026-07-11
    pricedays on marketlisting id $32,500 Active 1 DOM
24. 2026-06-26
    days on market $30,000 Active 37 DOM
25. 2026-06-22
    days on market $30,000 Active 34 DOM
26. 2026-06-21
    days on market $30,000 Active 33 DOM
27. 2026-06-19
    days on market $30,000 Active 31 DOM
28. 2026-06-18
    days on market $30,000 Active 30 DOM
29. 2026-06-17
    days on market $30,000 Active 29 DOM
30. 2026-06-16
    days on market $30,000 Active 28 DOM
31. 2026-06-15
    days on market $30,000 Active 27 DOM
32. 2026-06-14
    days on market $30,000 Active 25 DOM
33. 2026-06-12
    days on market $30,000 Active 24 DOM
34. 2026-06-09
    days on market $30,000 Active 21 DOM
35. 2026-06-08
    days on market $30,000 Active 20 DOM
36. 2026-06-07
    days on market $30,000 Active 19 DOM
37. 2026-06-07
    days on market $30,000 Active 18 DOM
38. 2026-06-04
    days on market $30,000 Active 15 DOM
39. 2026-06-02
    days on market $30,000 Active 14 DOM
40. 2026-06-01
    days on market $30,000 Active 13 DOM
41. 2026-05-31
    days on market $30,000 Active 12 DOM
42. 2026-05-31
    days on market $30,000 Active 11 DOM
43. 2026-05-19
    listed $30,000 Active
44. 2026-03-18
    price $25,999
45. 2026-03-03
    price $30,999
46. 2026-01-20
    price $35,999
47. 2025-08-11
    price $39,500
48. 2025-07-18
    price $43,400
49. 2023-03-06
    soldstatus $72,000

ⓘ 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 · 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: $12,195
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$945
• Taxable income: $6,827
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $5,300/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $21,600–$38,880 screening

This manufactured home requires extensive renovation and updates to bring it up to code and modern standards, significantly improving its resale and rental value.

Repairs flagged

• Major kitchen — No photos of the kitchen
• Major bathroom — No photos of the bathroom
• Major roof — No photos of the roof
• Major exterior — No photos of the exterior
• Major flooring — No photos of the flooring
• Major interior walls/paint — No photos of the interior walls/paint
• Major windows — No photos of the windows
• Major foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both extensive renovation and updates to bring the home up to code and modern standards — This would significantly improve the home's marketability and safety ↑
• Both landscaping and curb appeal improvements — Enhanced curb appeal can attract more buyers and renters ↑
• Both HVAC and mechanical systems upgrade — Modern, efficient systems improve comfort and energy efficiency ↑
• Both exterior and interior painting — Fresh paint can make the home look more appealing and modern ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 30/100

Zoned Schools

Elementary Whipple Ranch Elementary School Middle Show Low Junior High School F AZ #78/218 Nat'l #8,497/14,009 High Show Low High School F AZ #120/381 Nat'l #11,215/17,239

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: 25.1% rent · 74.9% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Located in Camp Town of Show Low subdivision, Unit #78Private maintained road access
• HOA & community: No HOACommunity includes a clubhouseMonthly land lease of $555 (lease land: yes)

Exterior

• Parking: Directions and unit location provided (Unit #78 in Camp Town of Show Low)
• Utilities: Metered water provided by Camp TownPrivate sewerCable TV availableIndividual electric meterMetered water availableSewer availablePower available
• Home design: Manufactured park model / RVOne levelUnit is in a 55+ communityPrivate-adjoining property
• Construction: Built by SchultManufactured constructionRolled roof
• Exterior features: Located among treesUtility building on propertyCovered deckPatioDouble pane windows

Interior

• Kitchen: DisposalElectric rangePantryRefrigerator
• Bedrooms: Unit located in Park model (unit-level info only available)
• Flooring: CarpetLinoleum
• Bathrooms: Full bath with tub/shower
• Heating & cooling: Central A/CElectric forced air heatingElectric water heater
• Interior features: Vaulted ceilingNo fireplace
• Laundry & utility: Washer and dryer located in kitchen

Price history

-54.9% since first listed

7 events — show timeline

• 2026-07-10 Listed $32,500 WMMLS
• 2026-03-18 Price Changed $25,999 WMMLS
• 2026-03-03 Price Changed $30,999 WMMLS
• 2026-01-20 Price Changed $35,999 WMMLS
• 2025-08-11 Price Changed $39,500 WMMLS
• 2025-07-18 Price Changed $43,400 WMMLS
• 2023-03-06 Sold (MLS) $72,000 WMMLS