1100 S Hacienda Pines Dr · Show Low, AZ 85901

$395,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 35 Days on market

Built 2000 8,276 sqft lot $295/sqft · 33% above area Est $297k · 33% over $65/mo HOA · 2% of rent

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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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss the opportunity to view this amazing home in the desirable Hacienda Pines 55+ community! Nestled among towering pines and aspens, this beautifully maintained 1,344-square-foot home offers the perfect mountain lifestyle in the cool White Mountains of Show Low. Built in 2000 and situated on a perfectly located . 19-acre lot within the community, this inviting 2-bedroom, 2-bath home combines comfort, functionality, and scenic beauty. The large covered wraparound deck is ideal for entertaining guests or simply relaxing while enjoying the peaceful surroundings, beautiful views, and abundant nature. CONTINUED. .. .. ..

Key facts

• Beautiful views
• Abundant nature
• 8,276 sq ft lot

Tags

• HACIENDA PINES COMMUNITY
• LARGE COVERED WRAPAROUND DECK
• BEAUTIFUL VIEWS
• ABUNDANT NATURE

Property features AI

Finance

• Other: Lot approximately 0.19 acres; Road maintenance by city and private maintenance; Directions: Hwy 60 towards Globe, turn right into Hacienda Pines; continue straight through the gate to sign and home on left
• HOA & community: Mandatory HOA; HOA dues $65 per month; 55+ community; Subdivision: Hacienda Pines

Exterior

• Parking: Attached garage with automatic garage door opener; 2-car attached garage
• Security: Gated community
• Utilities: City water (City of Show Low) with metered service; Public sewer; Electric with individual meter; Natural gas available; Cable TV available; Telephone service available; Power available
• Home design: Manufactured/Mobile home, double wide; One story; Remodeled in 2021; Private adjoining property
• Construction: Manufactured construction; Stemwall foundation; Pitched shingle roof
• Exterior features: Deck; Covered and wrap-around covered deck; Gated community; Located among trees with tall pines on the lot; Landscaped; Additional utility building/other building on site; Grill; Gutters and downspouts; Satellite dish; Paved street; Recorded survey for property boundary

Interior

• Kitchen: Built-in dishwasher; Disposal; Gas range; Microwave; Pantry; Refrigerator; Breakfast bar; Kitchen/dining room combo; Open living/dining room combo
• Bedrooms: Master bedroom located on the main (downstairs) level
• Flooring: Carpet; Laminate
• Bathrooms: Full bathroom with double vanity and shower; Solid surface (see remarks)
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Gas water heater over 30 gallons
• Interior features: Master bedroom downstairs; Smoke detector; Split bedroom layout; Vaulted ceiling; No fireplace
• Laundry & utility: Washer and dryer in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $396k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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 $350k (11.5% below list).
• Recommended offer: $350k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Show Low Unified District (4393) (rural): math 32% / reading 39% proficiency, ranked #89 of 249 in AZ (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 891 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $235k; list at $396k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $350,445 (11.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.89% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $296,599
• List price: $395,900
• Delta: 33.48%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1161 S Cherokee Dr	0.04mi	2/2.0	1,248 (-7%)	9mo	$324,900	$260	79
640 S 27th Ave	0.40mi	3/2.0 (+1)	1,345 (+0%)	4mo	$273,000	$203	73
1061 S Hacienda Pines Dr	0.05mi	2/2.0	1,500 (+12%)	9mo	$395,000	$263	71
2899 W Whipple St	0.41mi	2/2.0	1,440 (+7%)	0mo	$155,000	$108	69
3030 W Young --	0.51mi	3/2.0 (+1)	1,345 (+0%)	4mo	$325,000	$242	68
3051 W Young	0.52mi	2/2.0	1,344 (0%)	9mo	$295,900	$220	68
1100 S Fox Ln	0.18mi	2/2.0	1,456 (+8%)	13mo	$410,000	$282	67
2120 W Stratton	0.26mi	3/2.0 (+1)	1,279 (-5%)	11mo	$250,000	$195	66
2380 W Zuni Ct	0.11mi	3/2.0 (+1)	1,482 (+10%)	13mo	$369,750	$249	62
2820 W Reidhead	0.53mi	3/2.0 (+1)	1,350 (+0%)	10mo	$320,000	$237	62
2920 W Whipple St	0.46mi	2/2.0	1,152 (-14%)	10mo	$204,000	$177	46
1061 S 9Th Dr	0.75mi	2/2.0	1,207 (-10%)	14mo	$247,500	$205	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-43,096
• Equity at exit: $59,030

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-10,779
• Equity at exit: $34,230

Cash invested: $110,852 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,504 medium
• Mortgage (P&I): −$2,076
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$165
• HOA: −$65
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $333

Break-even live

Break-even rent $3,083

Max offer price $395,900

Occupancy floor 86%

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: $98,975
• Closing costs: $11,877
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 S 16th Ave Unit 1545774P Show Low, AZ	3.0	2.0	1797	$4,355	$2.42	13d	1	0.63mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	13d	1	1.31mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	43d	1	1.31mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 21 events

1. 2026-06-19
   days on market $395,900 Active 35 DOM
2. 2026-06-18
   days on market $395,900 Active 34 DOM
3. 2026-06-17
   days on market $395,900 Active 33 DOM
4. 2026-06-16
   days on market $395,900 Active 32 DOM
5. 2026-06-15
   days on market $395,900 Active 31 DOM
6. 2026-06-14
   days on market $395,900 Active 29 DOM
7. 2026-06-12
   days on market $395,900 Active 28 DOM
8. 2026-06-09
   days on market $395,900 Active 25 DOM
9. 2026-06-08
   days on market $395,900 Active 24 DOM
10. 2026-06-07
    days on market $395,900 Active 23 DOM
11. 2026-06-07
    days on market $395,900 Active 22 DOM
12. 2026-06-04
    days on market $395,900 Active 19 DOM
13. 2026-06-02
    days on market $395,900 Active 18 DOM
14. 2026-06-01
    days on market $395,900 Active 17 DOM
15. 2026-05-31
    days on market $395,900 Active 16 DOM
16. 2026-05-31
    days on market $395,900 Active 15 DOM
17. 2026-05-16
    listed $395,900 Active 627-char remark
18. 2019-04-18
    soldstatus $234,900
19. 2019-04-18
    soldstatus $234,900
20. 2005-05-19
    soldstatus $158,250
21. 1999-09-16
    soldstatus $38,900

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$1,056/yr (+$88/mo · 67.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 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: $42,053
• − Mortgage interest: −$22,177
• − Property taxes: −$1,557
• − Insurance: −$1,980
• − Repairs & maintenance: −$3,364
• − Management: −$3,364
• − HOA: −$780
• − Depreciation: −$11,517
• Taxable loss: −$2,685
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $4,637/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: Show Low Unified District (4393)
• NCES district ID: 0407700
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $41,240
• Composite: 29.9/100
• National rank: #6387
• State rank: #89 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

• Census place: Show Low, AZ
• 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

+917.7% since first listed

5 events — show timeline

• 2026-05-16 Listed $395,900 WMMLS
• 2019-04-18 Sold (Public Records) $234,900 Public Records
• 2019-04-18 Sold (MLS) $234,900 WMMLS
• 2005-05-19 Sold (Public Records) $158,250 Public Records
• 1999-09-16 Sold (Public Records) $38,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,557 · +4.0% YoY. Source: county tax records.