5598 Richard Dr · Taylor, AZ 85937

$215,000

2 bd · 1.0 ba · 672 sqft · SingleFamily · 45 Days on market

Built 2025 10,454 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Come build your dream home or just get out of the heat. This property is just 10 minutes away from town and shopping. Lots of activities to do golfing, rodeos and lots of small home town feel. Adjoining lots are for sale.

Key facts

• Natural landscaping
• Metal roofing
• Rv parking

Tags

• METAL ROOFING
• WELCOMING FRONT PORCH
• NATURAL LANDSCAPING
• EASY ROAD ACCESS
• GATED ENTRY
• RV PARKING

Property features AI

Finance

• Other: Road maintenance by county and private road maintenance; Zoned A Gen; Approximately 0.24 acres; Lease-land: no; Subdivision: Snowflake Commercial Park; Directions: Take Highway 277 toward the Snowflake Taylor Y to Richard Drive.
• HOA & community: No HOA

Exterior

• Utilities: Septic tank; APS power available; Metered water available; Telephone available
• Home design: Site-built property; One story
• Construction: Wood frame construction; Stemwall foundation; Metal roof; Built on site
• Exterior features: Porch; Wire fence; Private property adjoining

Interior

• Kitchen: Built-in dishwasher; Garbage disposal; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: Shower
• Heating & cooling: Mini-split heating; Mini-split cooling; Electric water heater
• Interior features: Vinyl flooring; Great Room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (29.6% below list).
• Recommended offer: $151k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.9% in Taylor — 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 66/100 on livability (#71 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: employment D, amenities F, commute F.
• Snowflake Unified District (4391) (town): math 55% / reading 53% proficiency, ranked #36 of 249 in AZ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Primary School (math 62% / reading 52%, grade C+, #180 of 1,109 statewide, top 17%, 525 students, 45% FRL); Snowflake Junior High School (math 51% / reading 52%, grade C, #22 of 218 statewide, top 10%, 486 students, 44% FRL); Snowflake High School (math 47% / reading 52%, grade D, #38 of 381 statewide, top 11%, 943 students, 30% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 297 active listings in the ZIP; 485 units permitted in Navajo County in 2024 (11 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Navajo County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $215k implies a 2767% gain — meaningful room to come down on a strong offer.

Recommended offer $151,353 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $98,639
• Equity at exit: $193,689

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $305,053
• Equity at exit: $417,698

Cash invested: $60,200 (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 85937

• Home prices YoY: 3.3%
• Active inventory: 297
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-290

Break-even live

Break-even rent $1,881

Max offer price $173,018

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-216	+0% $-290	+5% $-364	+10% $-439
Rent	-10% $-410	-5% $-350	+0% $-290	+5% $-230	+10% $-171
Rate	-1.0pp $-182	-0.5pp $-235	base $-290	+0.5pp $-346	+1.0pp $-403

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-23
   days on market $215,000 Active 45 DOM
2. 2026-06-22
   days on market $215,000 Active 44 DOM
3. 2026-06-18
   days on market $215,000 Active 41 DOM
4. 2026-06-17
   days on market $215,000 Active 40 DOM
5. 2026-06-16
   days on market $215,000 Active 39 DOM
6. 2026-06-15
   days on market $215,000 Active 38 DOM
7. 2026-06-14
   days on market $215,000 Active 36 DOM
8. 2026-06-13
   days on market $215,000 Active 35 DOM
9. 2026-06-10
   days on market $215,000 Active 33 DOM
10. 2026-06-09
    days on market $215,000 Active 32 DOM
11. 2026-06-08
    days on market $215,000 Active 31 DOM
12. 2026-06-07
    pricedays on market $215,000 Active 30 DOM
13. 2026-06-05
    days on market $225,000 Active 27 DOM
14. 2026-06-03
    days on market $225,000 Active 26 DOM
15. 2026-06-02
    days on market $225,000 Active 25 DOM
16. 2026-06-01
    days on market $225,000 Active 24 DOM
17. 2026-05-31
    days on market $225,000 Active 23 DOM
18. 2026-05-30
    days on market $225,000 Active 22 DOM
19. 2026-05-08
    listed $225,000 Active 664-char remark
20. 2021-12-22
    soldstatus $7,500 221-char remark

    Show marketing remark (221 chars)

    Come build your dream home or just get out of the heat. This property is just 10 minutes away from town and shopping. Lots of activities to do golfing, rodeos and lots of small home town feel. Adjoining lots are for sale.

21. 2021-12-22
    soldstatus $7,500

    Show marketing remark (221 chars)

    Come build your dream home or just get out of the heat. This property is just 10 minutes away from town and shopping. Lots of activities to do golfing, rodeos and lots of small home town feel. Adjoining lots are for sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,162
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$6,255
• Taxable loss: −$7,342
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $-1,720/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: Snowflake Unified District (4391)
• NCES district ID: 0407820
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $47,767
• Composite: 45.91/100
• National rank: #2545
• State rank: #36 of 249 in AZ

Livability — Taylor

• Score: 66/100
• State rank: #71
• US rank: #11662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,729
• Population (ZIP): 9,975

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 2% German/W. Germanic 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: ▲ 15.31%
• Current HPI: 480.9577
• 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

+2766.7% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $215,000 WMMLS
• 2026-05-08 Listed $225,000 WMMLS
• 2021-12-22 Sold (Public Records) $7,500 Public Records
• 2021-12-22 Sold (MLS) $7,500 WMMLS

Property tax history

+2.9%/yr

Latest (2025): $21 · +3.3% YoY. Source: county tax records.