6891 E US Highway 70 -- · San Jose, AZ 85546

$210,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 40 Days on market

Built 2008 0.43 ac 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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Room to park it all and priced to move! This well-maintained 3 bed, 2 bath home sits on 0.43 acres with plenty of space for vehicles, trailers, and recreational toys. Built in 2008, it features a functional split floor plan, spacious living, kitchen, and dining areas, plus an indoor laundry room. Major updates include a new AC unit in 2024 and a roof approximately 8 years old. The block fenced yard adds usability and flexibility. Ideally located on the Morenci commute route and just minutes from Safford. Whether you're looking for a primary residence, first home, or investment opportunity, this property offers strong potential. Seller is easy to work with and motivated.

Key facts

• New ac unit
• Split floor plan
• Indoor laundry room

Tags

• SPLIT FLOOR PLAN
• INDOOR LAUNDRY ROOM
• NEW AC UNIT
• FULLY FENCED BACKYARD
• CARPORT INCLUDED

Property features AI

Finance

• Financial info: FHA financing available
• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Septic tank sewer
• Home design: Modular/Pre-Fab property; Fee simple ownership
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Vinyl siding; See remarks for additional exterior details; Block fencing; Composition roof; Gravel/stone front yard; Gravel/stone backyard

Interior

• Bedrooms: Up to 3 possible bedrooms; Master bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Full bath in the master bedroom; Washer/dryer hookup only
• Laundry & utility: Washer/dryer hook-up

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $4 ($45/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 $184k (12.3% below list).
• Recommended offer: $184k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#211 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment C-, crime F, amenities F.
• Solomon Elementary District (4222) (town): math 40% / reading 55% proficiency, ranked #146 of 501 in AZ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Solomon Elementary School (math 27% / reading 32%, grade F, #548 of 1,109 statewide, top 51%, 197 students, 57% FRL).
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Solomon Elementary District (4222) average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 137 units permitted in Graham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Graham County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $210k implies a 110% gain — meaningful room to come down on a strong offer.

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 $184,175 (12.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-33,764
• Equity at exit: $31,312

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-28,983
• Equity at exit: $18,157

Cash invested: $58,800 (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 85546

• Home prices YoY: -17.1%
• Active inventory: 61
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $4

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $76	+0% $4	+5% $-69	+10% $-141
Rent	-10% $-142	-5% $-69	+0% $4	+5% $76	+10% $149
Rate	-1.0pp $109	-0.5pp $57	base $4	+0.5pp $-51	+1.0pp $-106

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-04-17
   price $210,000
3. 2026-03-16
   listed $220,000 Active
4. 2018-11-02
   soldstatus $100,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 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: $22,101
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$6,109
• Taxable loss: −$3,508
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $886/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: Solomon Elementary District (4222)
• NCES district ID: 0407860
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $46,338
• Composite: 42.45/100
• National rank: #6889
• State rank: #146 of 501 in AZ

Livability — San Jose

• Score: 58/100
• State rank: #211
• US rank: #21091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jose, AZ
• Population (ZIP): 20,735

Population outlook (Graham County) Hauer SSP2

• Today (2025): 38,473 people
• By 2030: 38,805 · +0.9%
• By 2040: 39,728 · +3.3%
• By 2050: 41,005 · +6.6%
• By 2075: 43,529 · +13.1%
• By 2100: 42,097 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 43% Two or more races 17% Native American 2% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 2% German 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 82% English-only · Spanish 16%

Political lean MEDSL · Graham

• 2024 margin: Solid R (+48.1) · D 25.5% · R 73.6%
• 2008→2024 swing: -7.4pp toward R · 2008: -40.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+44.8 2016: R+39.6 2012: R+37.7 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.86%
• Current HPI: 303.9835
• 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

+110.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — ARMLS
• 2026-04-17 Price Changed $210,000 ARMLS
• 2026-03-16 Listed $220,000 ARMLS
• 2018-11-02 Sold (Public Records) $100,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $340 · +17.8% YoY. Source: county tax records.