800 S Burk St · Eagar, AZ 85925

$125,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily

Built 1915 Poor condition 0.80 ac lot Est $191k · 35% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING HISTORIC HOME IN THE HEART OF EAGAR.

Key facts

• 0.8 acre lot
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.5% vs local median 2.4% in Eagar — 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 69/100 on livability (#49 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools C-, amenities F, commute F.
• Round Valley Unified District (4155) (town): math 29% / reading 33% proficiency, ranked #105 of 249 in AZ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 99 units permitted in Apache County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Apache County population projected at -12% 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $191,334
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 S Burk St	0.00mi	3/1.0	1,338 (0%)	1mo	$92,500	$69	99
142 W 7th St	0.21mi	3/2.0	1,330 (-1%)	2mo	$278,000	$209	83
737 S Butler St	0.62mi	3/1.0	1,296 (-3%)	4mo	$336,500	$260	62
638 S Harless St	0.27mi	3/1.5	1,458 (+9%)	12mo	$80,000	$55	60
760 S Butler St	0.59mi	3/2.0	1,248 (-7%)	20mo	$179,000	$143	41
250 E 6Th St	0.69mi	3/2.0	1,196 (-11%)	12mo	$147,000	$123	36

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $7,771
• Equity at exit: $18,638

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $42,925
• Equity at exit: $10,808

Cash invested: $35,000 (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 85925

• Active inventory: 85
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $440

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $526	-5% $483	+0% $440	+5% $396	+10% $353
Rent	-10% $309	-5% $374	+0% $440	+5% $505	+10% $570
Rate	-1.0pp $503	-0.5pp $471	base $440	+0.5pp $407	+1.0pp $374

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
638 S Harless St Eagar, AZ	3.0	2.0	1458	$1,650	$1.13	44d	1	0.27mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 4 d/yr ≥84°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,636
• Taxable income: $3,494
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,437/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof and exterior painting, to become move-in ready and significantly increase its value.

Repairs flagged

• Major siding — Severe weathering and wear
• Major roof — No visible roof structure
• Major exterior paint — Visible wear and tear

Value-add opportunities

• Both exterior painting — Enhances curb appeal and value
• Both roof replacement — Critical safety and value improvement

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and wear	Major	$15,000–50,000
roof · No visible roof structure	Major	$15,000–50,000
exterior paint · Visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and value ↑
• Both roof replacement — Critical safety and value improvement ↑

ⓘ 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: Round Valley Unified District (4155)
• NCES district ID: 0407130
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -14.00%
• Median HH income: $47,656
• Composite: 26.8/100
• National rank: #7117
• State rank: #105 of 249 in AZ

Livability — Eagar

• Score: 69/100
• State rank: #49
• US rank: #8985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagar, AZ
• Population (ZIP): 4,366

Population outlook (Apache County) Hauer SSP2

• Today (2025): 70,338 people
• By 2030: 69,279 · -1.5%
• By 2040: 66,449 · -5.5%
• By 2050: 61,904 · -12.0%
• By 2075: 47,639 · -32.3%
• By 2100: 30,279 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Native American 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Serbian 3% Slovak 2%
• Foreign-born: 0%
• Languages at home: 90% English-only · Spanish 6%

Political lean MEDSL · Apache

• 2024 margin: D (+19.0) · D 58.9% · R 40.0% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: 28.2pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+33.7 2016: D+36.9 2012: D+33.9 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.88%
• Current HPI: 203.4591
• 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