4800 S 28Th St Unit 8A · Show Low, AZ 85901

$49,999

1 bd · 1.0 ba · 800 sqft · Manufactured · 99 Days on market

Built 1987 Good condition $62/sqft · 81% below area ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1 Bed / 1 Bath Park Model - Fully Furnished | Waltner's RV Resort Welcome to this absolutely stunning and fully furnished park model home in the desirable Waltner's RV Resort. Originally built in 1979 this seasonal-use property offers approximately 800 sq. ft. of comfortable living space, including a spacious enclosed bonus room -- ideal for lounging, entertaining guests, or hobbies. 1 bedroom with built-in drawers and cabinet storage 1 full bathroom Beautiful, newer engineered wood flooring throughout Fully furnished with futon, appliances, cookware, and dinnerware Gas stove with full propane tank Window A/C, HVAC, 2 wall-mounted Envi heat units, and swamp cooler Blinds throughout for privacy and comfort Covered carport Rear deck with stunning views.

Key facts

• Covered carport
• Gas stove
• Window a/c

Tags

• SPACIOUS ENCLOSED BONUS ROOM
• GAS STOVE
• WINDOW A/C
• COVERED CARPORT
• REAR DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.2% 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.
• Blue Ridge Unified School District No. 32 (4397) (town): math 21% / reading 29% proficiency, ranked #139 of 249 in AZ (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 891 active listings in the ZIP; 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 $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $45,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.08% ✓
• Cap rate: 27.23%
• Cash-on-cash: 74.77%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

• ARV (median comp): $259,397
• List price: $49,999
• Delta: -80.72%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 74.6%
• Equity multiple: 4.39×
• Total profit: $47,479
• Equity at exit: $7,455

10-year hold

• IRR: 78.4%
• Equity multiple: 9.07×
• Total profit: $112,977
• Equity at exit: $4,323

Cash invested: $14,000 (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 85901

• Home prices YoY: -14.5%
• Active inventory: 891
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $872

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-14
   days on market $49,999 Active 99 DOM
2. 2026-06-12
   days on market $49,999 Active 98 DOM
3. 2026-06-09
   days on market $49,999 Active 95 DOM
4. 2026-06-08
   days on market $49,999 Active 94 DOM
5. 2026-06-07
   days on market $49,999 Active 93 DOM
6. 2026-06-04
   days on market $49,999 Active 89 DOM
7. 2026-06-02
   days on market $49,999 Active 88 DOM
8. 2026-06-01
   days on market $49,999 Active 87 DOM
9. 2026-05-31
   days on market $49,999 Active 86 DOM
10. 2026-05-31
    days on market $49,999 Active 85 DOM
11. 2026-04-30
    price $49,999 771-char remark

    Show marketing remark (771 chars)

    Beautiful 1 Bed / 1 Bath Park Model - Fully Furnished | Waltner's RV Resort Welcome to this absolutely stunning and fully furnished park model home in the desirable Waltner's RV Resort. Originally built in 1979 this seasonal-use property offers approximately 800 sq. ft. of comfortable living space, including a spacious enclosed bonus room -- ideal for lounging, entertaining guests, or hobbies. 1 bedroom with built-in drawers and cabinet storage 1 full bathroom Beautiful, newer engineered wood flooring throughout Fully furnished with futon, appliances, cookware, and dinnerware Gas stove with full propane tank Window A/C, HVAC, 2 wall-mounted Envi heat units, and swamp cooler Blinds throughout for privacy and comfort Covered carport Rear deck with stunning views.

12. 2026-03-10
    historical
13. 2026-03-06
    listed $53,500 Active 771-char remark

    Show marketing remark (771 chars)

    Beautiful 1 Bed / 1 Bath Park Model - Fully Furnished | Waltner's RV Resort Welcome to this absolutely stunning and fully furnished park model home in the desirable Waltner's RV Resort. Originally built in 1979 this seasonal-use property offers approximately 800 sq. ft. of comfortable living space, including a spacious enclosed bonus room -- ideal for lounging, entertaining guests, or hobbies. 1 bedroom with built-in drawers and cabinet storage 1 full bathroom Beautiful, newer engineered wood flooring throughout Fully furnished with futon, appliances, cookware, and dinnerware Gas stove with full propane tank Window A/C, HVAC, 2 wall-mounted Envi heat units, and swamp cooler Blinds throughout for privacy and comfort Covered carport Rear deck with stunning views.

14. 2026-03-06
    listed $53,500 Active

    Show marketing remark (771 chars)

    Beautiful 1 Bed / 1 Bath Park Model - Fully Furnished | Waltner's RV Resort Welcome to this absolutely stunning and fully furnished park model home in the desirable Waltner's RV Resort. Originally built in 1979 this seasonal-use property offers approximately 800 sq. ft. of comfortable living space, including a spacious enclosed bonus room -- ideal for lounging, entertaining guests, or hobbies. 1 bedroom with built-in drawers and cabinet storage 1 full bathroom Beautiful, newer engineered wood flooring throughout Fully furnished with futon, appliances, cookware, and dinnerware Gas stove with full propane tank Window A/C, HVAC, 2 wall-mounted Envi heat units, and swamp cooler Blinds throughout for privacy and comfort Covered carport Rear deck with stunning views.

15. 2025-10-21
    historical
16. 2025-09-01
    price $57,800
17. 2025-07-06
    listed $62,800 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,499
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$1,455
• Taxable income: $10,284
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $8,000/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 · 12 photos

Good 75/100 Cosmetic rehab

This fully furnished park model home in Waltner's RV Resort is in good condition with minimal repairs needed. It offers a spacious enclosed bonus room and is ready for immediate occupancy.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace blinds — Improves light control and aesthetics
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace blinds — Improves light control and aesthetics ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: Blue Ridge Unified School District No. 32 (4397)
• NCES district ID: 0406580
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 29% ▼ -13.00%
• Median HH income: $49,406
• Composite: 21.97/100
• National rank: #8213
• State rank: #139 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

• 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

-20.4% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $49,999 WMMLS
• 2026-03-10 Listing Removed — ARMLS
• 2026-03-06 Listed $53,500 WMMLS
• 2026-03-06 Listed $53,500 ARMLS
• 2025-10-21 Listing Removed — ARMLS
• 2025-09-01 Price Changed $57,800 WMMLS
• 2025-07-06 Listed $62,800 ARMLS