6001 S Board Dr · Claypool, AZ 85539

$49,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 65 Days on market

Built 1960 3,749 sqft lot $50/sqft · 32% below area Est $72k · 32% under

---

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
• Appreciation +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Seller may carry! Perfect property to fix and repair to flip or a wonderful rental property. Home is sold As-Is and no repairs will be made. Great location with amazing views! This one will not last long. Priced to sell! Make this one your next project!

Key facts

• Rental property
• Amazing views
• Great location

Tags

• RENTAL PROPERTY
• SOLD AS IS
• GREAT LOCATION
• AMAZING VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#48 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Miami Unified District (4211) (rural): math 8% / reading 19% proficiency, ranked #221 of 249 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr. Charles A. Bejarano Elementary School (238 students, 66% FRL); Lee Kornegay Intermediate School (math 8% / reading 23%, grade F, #864 of 1,109 statewide, top 78%, 200 students, 62% FRL); Miami Junior Senior High School (math 7% / reading 8%, grade F, #358 of 381 statewide, top 94%, 495 students, 49% FRL).
• Market conditions: 31 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.9% 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 65 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 3.20% ✓
• Cap rate: 29.52%
• Cash-on-cash: 82.94%
• DSCR: 4.69
• GRM: 2.6

CMA / ARV

• ARV (median comp): $72,125
• List price: $49,000
• Delta: -32.06%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5846 S Grover Cyn Rd	0.37mi	2/2.0 (-1)	988 (+1%)	6mo	$147,500	$149	68

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

Projected returns pro-forma

-2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.3%
• Equity multiple: 4.83×
• Total profit: $52,605
• Equity at exit: $7,472

10-year hold

• IRR: 86.5%
• Equity multiple: 10.01×
• Total profit: $123,684
• Equity at exit: $4,521

Cash invested: $13,720 (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 85539

• Home prices YoY: -1.4%
• Active inventory: 31
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $948

Break-even live

Break-even rent $367

Max offer price $49,000

Occupancy floor 34%

Sensitivity live

Price	-10% $976	-5% $962	+0% $948	+5% $934	+10% $921
Rent	-10% $824	-5% $886	+0% $948	+5% $1,010	+10% $1,072
Rate	-1.0pp $973	-0.5pp $961	base $948	+0.5pp $936	+1.0pp $923

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $49,000 Active 65 DOM
2. 2026-06-19
   days on market $49,000 Active 63 DOM
3. 2026-06-18
   days on market $49,000 Active 62 DOM
4. 2026-06-17
   days on market $49,000 Active 61 DOM
5. 2026-06-16
   days on market $49,000 Active 60 DOM
6. 2026-06-15
   days on market $49,000 Active 59 DOM
7. 2026-06-14
   days on market $49,000 Active 57 DOM
8. 2026-06-12
   remarks 287-char remark
9. 2026-06-12
   pricedays on market $49,000 Active 56 DOM
10. 2026-06-09
    days on market $55,000 Active 53 DOM
11. 2026-06-08
    days on market $55,000 Active 52 DOM
12. 2026-06-07
    days on market $55,000 Active 51 DOM
13. 2026-06-07
    days on market $55,000 Active 50 DOM
14. 2026-06-04
    days on market $55,000 Active 47 DOM
15. 2026-06-02
    days on market $55,000 Active 46 DOM
16. 2026-06-01
    days on market $55,000 Active 45 DOM
17. 2026-05-31
    days on market $55,000 Active 44 DOM
18. 2026-05-31
    days on market $55,000 Active 43 DOM
19. 2026-04-17
    listed $55,000 Active 255-char remark

    Show marketing remark (255 chars)

    Seller may carry! Perfect property to fix and repair to flip or a wonderful rental property. Home is sold As-Is and no repairs will be made. Great location with amazing views! This one will not last long. Priced to sell! Make this one your next project!

20. 2021-09-25
    historical
21. 2021-05-27
    price $30,000
22. 2021-05-08
    price $34,800
23. 2021-04-27
    price $34,900
24. 2021-04-06
    status Active
25. 2021-04-05
    status Pending
26. 2021-04-02
    listed $35,000 Active

ⓘ 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: $151 · $13/mo
• Projected year-2 tax: $323 · $27/mo
• Expected delta: +$172/yr (+$14/mo · 113.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $18,809
• − Mortgage interest: −$2,745
• − Property taxes: −$151
• − Insurance: −$245
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$1,425
• Taxable income: $11,233
• Est. tax owed @ 24.0%: −$2,696
• After-tax cash flow: $8,683/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: Miami Unified District (4211)
• NCES district ID: 0405030
• Math proficiency: 8% ▼ -17.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,063
• Composite: 10.86/100
• National rank: #9760
• State rank: #221 of 249 in AZ

Livability — Claypool

• Score: 69/100
• State rank: #48
• US rank: #8966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claypool, AZ
• City population: 374
• Population (ZIP): 3,066

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 47% White 39% Two or more races 33% Native American 5%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Slovak 6% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 12%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.92%
• Current HPI: 207.4672
• 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

+57.1% since first listed

8 events — show timeline

• 2026-04-17 Listed $55,000 ARMLS
• 2021-09-25 Listing Removed — ARMLS
• 2021-05-27 Price Changed $30,000 ARMLS
• 2021-05-08 Price Changed $34,800 ARMLS
• 2021-04-27 Price Changed $34,900 ARMLS
• 2021-04-06 Relisted — ARMLS
• 2021-04-05 Pending — ARMLS
• 2021-04-02 Listed $35,000 ARMLS

Property tax history

+5.4%/yr

Latest (2025): $151 · +7.9% YoY. Source: county tax records.