3150 W Whipple St · Show Low, AZ 85901

$339,500

3 bd · 2.0 ba · 1,755 sqft · Manufactured public records · 56 Days on market

Built 1997 0.25 ac lot $193/sqft · 21% above area Est $354k · at est.

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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 +22.7/30.0
• ARV discount +9.3/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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 MLS

Call the White Mountains Home! Set within the tall pines of Show Low, Arizona, this lovingly cared-for gem offers a rare opportunity -- become only the second owner of a home where pride of ownership is apparent. Enjoy every sunrise and sunset from your perfectly sized covered front porch. Inside, you'll discover generously sized rooms that offer endless flexibility, including a bonus space ideal as a home office or nursery. The bright Arizona room bathes the home in natural light year-round, while the open kitchen -- complete with a breakfast bar island -- is perfect for morning coffee or entertaining guests. Outside, the fully fenced yard provides privacy and peace of mind, complemented by charming garden beds, the shade of tall pines, and a handy storage shed for all your

Key facts

• Covered front porch
• Arizona room
• Garden beds

Tags

• COVERED FRONT PORCH
• BONUS SPACE
• ARIZONA ROOM
• OPEN KITCHEN
• FULLY FENCED YARD
• GARDEN BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (3.3% below list).
• Recommended offer: $328k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: 892 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $340k implies a 1286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $328,381 (3.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.97% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $353,572
• List price: $339,500
• Delta: -3.98%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 S 29th Ave	0.21mi	3/2.0	1,792 (+2%)	2mo	$120,000	$67	85
2770 W Whipple	0.26mi	3/2.0	1,792 (+2%)	7mo	$290,000	$162	79
3198 W Young --	0.05mi	3/2.0	1,620 (-8%)	8mo	$325,000	$201	78
1000 S Cherokee Dr	0.54mi	3/3.0	1,752 (-0%)	9mo	$510,000	$291	63
2340 W Hacienda Way	0.51mi	3/2.0	1,703 (-3%)	10mo	$339,000	$199	63
651 S 25th Ave	0.42mi	3/2.0	1,920 (+9%)	5mo	$335,000	$174	61
1221 S Cherokee Dr	0.67mi	3/3.0	1,792 (+2%)	1mo	$450,000	$251	60
2095 W Stratton	0.67mi	4/2.0 (+1)	1,792 (+2%)	10mo	$340,000	$190	52
2455 W Whipple	0.41mi	4/2.0 (+1)	1,560 (-11%)	7mo	$374,900	$240	52
2161 W Stratton	0.61mi	3/3.0	1,848 (+5%)	9mo	$359,000	$194	52
2041 W Pineview Dr	0.73mi	3/2.0	2,016 (+15%)	2mo	$499,000	$248	39
1061 S Hacienda Pines Dr	0.63mi	2/2.0 (-1)	1,500 (-14%)	9mo	$395,000	$263	34

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-18,150
• Equity at exit: $50,621

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $31,232
• Equity at exit: $29,354

Cash invested: $95,060 (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: 892
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,284 medium
• Mortgage (P&I): −$1,780
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $581

Break-even live

Break-even rent $2,548

Max offer price $339,500

Occupancy floor 77%

Sensitivity live

Price	-10% $773	-5% $677	+0% $581	+5% $485	+10% $389
Rent	-10% $322	-5% $452	+0% $581	+5% $711	+10% $841
Rate	-1.0pp $752	-0.5pp $668	base $581	+0.5pp $493	+1.0pp $404

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: $84,875
• Closing costs: $10,185
• 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	14d	1	0.99mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	44d	1	1.03mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	14d	1	1.04mi

Listing history 7 events

1. 2026-06-18
   days on market $339,500 Active 56 DOM
2. 2026-06-17
   days on market $339,500 Active 55 DOM
3. 2026-06-16
   days on market $339,500 Active 54 DOM
4. 2026-06-16
   status $339,500 Active 53 DOM
5. 2026-05-04
   status Pending Take Backup 785-char remark

   Show marketing remark (785 chars)

   Call the White Mountains Home! Set within the tall pines of Show Low, Arizona, this lovingly cared-for gem offers a rare opportunity -- become only the second owner of a home where pride of ownership is apparent. Enjoy every sunrise and sunset from your perfectly sized covered front porch. Inside, you'll discover generously sized rooms that offer endless flexibility, including a bonus space ideal as a home office or nursery. The bright Arizona room bathes the home in natural light year-round, while the open kitchen -- complete with a breakfast bar island -- is perfect for morning coffee or entertaining guests. Outside, the fully fenced yard provides privacy and peace of mind, complemented by charming garden beds, the shade of tall pines, and a handy storage shed for all your

6. 2026-03-12
   listed $339,500 Active 785-char remark

   Show marketing remark (785 chars)

   Call the White Mountains Home! Set within the tall pines of Show Low, Arizona, this lovingly cared-for gem offers a rare opportunity -- become only the second owner of a home where pride of ownership is apparent. Enjoy every sunrise and sunset from your perfectly sized covered front porch. Inside, you'll discover generously sized rooms that offer endless flexibility, including a bonus space ideal as a home office or nursery. The bright Arizona room bathes the home in natural light year-round, while the open kitchen -- complete with a breakfast bar island -- is perfect for morning coffee or entertaining guests. Outside, the fully fenced yard provides privacy and peace of mind, complemented by charming garden beds, the shade of tall pines, and a handy storage shed for all your

7. 1996-08-15
   soldstatus $24,500

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$1,147/yr (+$96/mo · 104.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $39,406
• − Mortgage interest: −$19,017
• − Property taxes: −$1,094
• − Insurance: −$1,698
• − Repairs & maintenance: −$3,152
• − Management: −$3,152
• − Depreciation: −$9,876
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $6,635/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

+1285.7% since first listed

3 events — show timeline

• 2026-05-04 Pending — WMMLS
• 2026-03-12 Listed $339,500 WMMLS
• 1996-08-15 Sold (Public Records) $24,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,094 · +4.3% YoY. Source: county tax records.