22205 W Old Highway 66 Rd · Seligman, AZ 86337

$146,000

1 bd · 1.0 ba · 909 sqft · SingleFamily public records · 151 Days on market

Built 1929 5,662 sqft lot $161/sqft · 34% above area Est $109k · 34% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Prime Commercial-Use Property on Historic Route 66, 100 hundred year anniversary! visibility on iconic Route 66 in the heart of Seligman's touristic corridor -- ideal for lodging, retail, office, or creative business ventures Property Highlights 1 bed / 1 bath, additional room could convert to 2nd bed room, interior/exterior paint, new foundation, septic, new windows, approx. 909 sq ft built in 1929 on a generous 5,663 sq ft lot
 Commercial zoning C3‑1 allows a broad spectrum of uses: Airbnb, cafe, boutique, office, retail, or mixed-use
 New windows and fresh interior/exterior paint for a clean, inviting look
 Potential to convert an existing room into a second bedroom or studio rental
 Covered carport, along with parking space on-site Full bath w/ shower and tub, move-in ready. Seligman's eclectic business district frequented by Route/66 travelers and tour buses seeking iconic stops(Investment-ready. New foundation Interior/Exterior paint and windows, septic, electricity, and city water.

Key facts

• Covered carport
• New windows
• 5,662 sq ft lot

Tags

• COMMERCIAL ZONING C3-1
• NEW WINDOWS
• FRESH INTERIOR EXTERIOR PAINT
• COVERED CARPORT
• PARKING SPACE ON-SITE
• FULL BATH W SHOWER AND TUB

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Seligman — 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 62/100 on livability (#127 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: schools F, crime F, amenities F.
• Seligman Unified District (4472) (rural): math 20% / reading 30% proficiency, ranked #339 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 293 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $146k implies a 484% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $109,030
• List price: $146,000
• Delta: 33.91%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54245 N Main St	0.24mi	2/1.0 (+1)	873 (-4%)	18mo	$130,000	$149	62
22550 W Old Highway 66	0.36mi	2/1.0 (+1)	930 (+2%)	24mo	$120,000	$129	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,608
• Equity at exit: $28,350

10-year hold

• IRR: 8.9%
• Equity multiple: 1.77×
• Total profit: $31,319
• Equity at exit: $24,223

Cash invested: $40,880 (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 86337

• Home prices YoY: -1.0%
• Active inventory: 293
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $301

Break-even live

Break-even rent $1,107

Max offer price $146,000

Occupancy floor 75%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $146,000 Pending 151 DOM
2. 2026-06-03
   days on market $146,000 Active 149 DOM
3. 2026-06-02
   days on market $146,000 Active 148 DOM
4. 2026-06-01
   days on market $146,000 Active 147 DOM
5. 2026-05-31
   days on market $146,000 Active 146 DOM
6. 2026-05-30
   days on market $146,000 Active 145 DOM
7. 2026-03-30
   price $146,000 1004-char remark

   Show marketing remark (1004 chars)

   Prime Commercial-Use Property on Historic Route 66, 100 hundred year anniversary! visibility on iconic Route 66 in the heart of Seligman's touristic corridor -- ideal for lodging, retail, office, or creative business ventures Property Highlights 1 bed / 1 bath, additional room could convert to 2nd bed room, interior/exterior paint, new foundation, septic, new windows, approx. 909 sq ft built in 1929 on a generous 5,663 sq ft lot
 Commercial zoning C3‑1 allows a broad spectrum of uses: Airbnb, cafe, boutique, office, retail, or mixed-use
 New windows and fresh interior/exterior paint for a clean, inviting look
 Potential to convert an existing room into a second bedroom or studio rental
 Covered carport, along with parking space on-site Full bath w/ shower and tub, move-in ready. Seligman's eclectic business district frequented by Route/66 travelers and tour buses seeking iconic stops(Investment-ready. New foundation Interior/Exterior paint and windows, septic, electricity, and city water.

8. 2026-01-05
   listed $149,000 Active 1004-char remark

   Show marketing remark (1004 chars)

   Prime Commercial-Use Property on Historic Route 66, 100 hundred year anniversary! visibility on iconic Route 66 in the heart of Seligman's touristic corridor -- ideal for lodging, retail, office, or creative business ventures Property Highlights 1 bed / 1 bath, additional room could convert to 2nd bed room, interior/exterior paint, new foundation, septic, new windows, approx. 909 sq ft built in 1929 on a generous 5,663 sq ft lot
 Commercial zoning C3‑1 allows a broad spectrum of uses: Airbnb, cafe, boutique, office, retail, or mixed-use
 New windows and fresh interior/exterior paint for a clean, inviting look
 Potential to convert an existing room into a second bedroom or studio rental
 Covered carport, along with parking space on-site Full bath w/ shower and tub, move-in ready. Seligman's eclectic business district frequented by Route/66 travelers and tour buses seeking iconic stops(Investment-ready. New foundation Interior/Exterior paint and windows, septic, electricity, and city water.

9. 2025-12-07
   historical
10. 2025-12-07
    historical
11. 2025-11-14
    price $225,000
12. 2025-11-13
    price $225,000
13. 2025-08-21
    listed $265,000 Active
14. 2025-07-28
    listed $249,997 Active
15. 2000-06-26
    soldstatus $25,000
16. 1995-07-03
    soldstatus $25,000

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: +$389/yr (+$32/mo · 67.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone D · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 16 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: $17,846
• − Mortgage interest: −$8,178
• − Property taxes: −$575
• − Insurance: −$730
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,247
• Taxable income: $1,261
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $3,304/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: Seligman Unified District (4472)
• NCES district ID: 0407630
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $35,531
• Composite: 23.7/100
• National rank: #13238
• State rank: #339 of 501 in AZ

Livability — Seligman

• Score: 62/100
• State rank: #127
• US rank: #16174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seligman, AZ
• Population (ZIP): 1,827

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.00%
• Current HPI: 196.1506
• 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

+484.0% since first listed

10 events — show timeline

• 2026-03-30 Price Changed $146,000 PAARMLS as Distributed by MLS Grid
• 2026-01-05 Listed $149,000 PAARMLS as Distributed by MLS Grid
• 2025-12-07 Listing Removed — ARMLS
• 2025-12-07 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $225,000 PAARMLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $225,000 ARMLS
• 2025-08-21 Listed $265,000 PAARMLS as Distributed by MLS Grid
• 2025-07-28 Listed $249,997 ARMLS
• 2000-06-26 Sold (Public Records) $25,000 Public Records
• 1995-07-03 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $575 · +5.1% YoY. Source: county tax records.