2899 W Whipple St · Show Low, AZ 85901

$169,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 14 Days on market

Built 1973 8,712 sqft lot $118/sqft · 46% below area Est $313k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at this 2 bdrm 2 bath beauty tucked in the tall pines of the heart of Show Low. The peaceful serenity and cozy back yard patio atmosphere is for enjoyment of all those mountain mornings. The home is AS-IS and comes fully furnished so it is totally move in ready. Has 2 sheds with all you need to take care of home, yard and gardening. With all outdoor activities to have fun from the many lakes, hunting, skiing or just exploring the forest. Close to all amenities for schools, stores and restaurants. Call for details.

Key facts

• Back yard patio
• 2 sheds
• Close to amenities

Tags

• BACK YARD PATIO
• FULLY FURNISHED
• 2 SHEDS
• CLOSE TO AMENITIES

Property features AI

Finance

• Other: Zoned residential; Road maintenance by city; Approximately 0.20 acre lot; Not on leased land; Subdivision: Park Valley
• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 space)
• Utilities: City water (metered by City of Show Low); Public sewer; Electric service with individual meter; Natural gas available; Cable TV available; Navopache service available; Water, sewer and power available
• Home design: Manufactured/Mobile home (double wide); Residential property; Property adjoins private land; Trees on property
• Construction: Metal roof
• Exterior features: Deck; Covered deck; Covered patio; Located among tall pines/in the trees; Landscaped yard; Partly fenced with chain link fence; Other building and utility building on lot; Paved street

Interior

• Kitchen: Built-in dishwasher; Disposal; Electric range; Microwave; Pantry; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Full bath with shower and tub/shower; Jack-and-Jill layout; Dressing area
• Heating & cooling: Natural gas heating; Gas water heater (over 30 gallons); Portable cooler for cooling
• Interior features: Smoke detector; Furnished; Gas fireplace in living room; Regency fireplace; Carpet, laminate and tile flooring
• Laundry & utility: Washer and dryer; Laundry located in hallway/utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 17.6% 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.
• 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: 895 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 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 $169,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.94% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.56%
• DSCR: 2.80
• GRM: 4.3

CMA / ARV

• ARV (median comp): $313,103
• List price: $169,900
• Delta: -45.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2899 W Whipple St	0.00mi	2/2.0	1,440 (0%)	0mo	$155,000	$108	100
3030 W Young --	0.12mi	3/2.0 (+1)	1,345 (-7%)	4mo	$325,000	$242	75
640 S 27th Ave	0.13mi	3/2.0 (+1)	1,345 (-7%)	4mo	$273,000	$203	75
3051 W Young	0.15mi	2/2.0	1,344 (-7%)	9mo	$295,900	$220	74
590 S 26th Dr	0.17mi	3/2.0 (+1)	1,456 (+1%)	15mo	$292,000	$201	73
2820 W Reidhead	0.20mi	3/2.0 (+1)	1,350 (-6%)	10mo	$320,000	$237	68
1061 S Hacienda Pines Dr	0.43mi	2/2.0	1,500 (+4%)	9mo	$395,000	$263	66
2380 W Zuni Ct	0.34mi	3/2.0 (+1)	1,482 (+3%)	13mo	$369,750	$249	64
1100 S Fox Ln	0.58mi	2/2.0	1,456 (+1%)	13mo	$410,000	$282	60
3198 W Young --	0.22mi	3/2.0 (+1)	1,620 (+12%)	8mo	$325,000	$201	57
1161 S Cherokee Dr	0.43mi	2/2.0	1,248 (-13%)	9mo	$324,900	$260	50
2120 W Stratton	0.44mi	3/2.0 (+1)	1,279 (-11%)	11mo	$250,000	$195	46

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: 37.0%
• Equity multiple: 2.57×
• Total profit: $74,815
• Equity at exit: $25,333

10-year hold

• IRR: 43.6%
• Equity multiple: 5.14×
• Total profit: $196,771
• Equity at exit: $14,690

Cash invested: $47,572 (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.

Methodology + full state rankings →

ZIP-level market 85901

• Home prices YoY: -14.5%
• Active inventory: 895
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,297 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $1,608

Break-even live

Break-even rent $1,262

Max offer price $169,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,704	-5% $1,656	+0% $1,608	+5% $1,560	+10% $1,512
Rent	-10% $1,347	-5% $1,478	+0% $1,608	+5% $1,738	+10% $1,868
Rate	-1.0pp $1,693	-0.5pp $1,651	base $1,608	+0.5pp $1,564	+1.0pp $1,519

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 S 16th Ave Unit 1545774P Show Low, AZ	3.0	2.0	1797	$4,355	$2.42	15d	1	0.83mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	45d	1	1.02mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	15d	1	1.03mi

Listing history 2 events

1. 2026-05-15
   listed $169,900 Active 536-char remark
2. 2005-11-22
   soldstatus $90,000

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $1,121 · $93/mo
• Expected delta: +$699/yr (+$58/mo · 165.5%)

ⓘ 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 6/10 Major
• 🌡 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: $39,567
• − Mortgage interest: −$9,517
• − Property taxes: −$422
• − Insurance: −$850
• − Repairs & maintenance: −$3,165
• − Management: −$3,165
• − Depreciation: −$4,943
• Taxable income: $17,505
• Est. tax owed @ 24.0%: −$4,201
• After-tax cash flow: $15,093/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: 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

+72.2% since first listed

4 events — show timeline

• 2026-06-15 Sold (MLS) $155,000 WMMLS
• 2026-05-29 Pending — WMMLS
• 2026-05-15 Listed $169,900 WMMLS
• 2005-11-22 Sold (Public Records) $90,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $422 · +4.3% YoY. Source: county tax records.