82 County Road N8188 --

White Mountain Lake, AZ 85924

$75,000B

2 bd · 1.0 ba · 864 sqft · Built 1986 · SingleFamily · Pending · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,087/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$125
• HOA: −$0
• Vac / Maint / Mgmt: −$228
• Net cashflow: $340/mo
• Annual: $4,082/yr
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.86
• 1% rule: 1.45%
• Cash to close: $21,000

Investor read

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated poor.
• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $1k of equity ($519 loan paydown + $722 appreciation (1.0% local appreciation)).
• Location reads 62/100 on livability (#141 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Concho Elementary District (4160) (rural): math 15% / reading 35% proficiency, ranked #340 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Concho Elementary School (math 22% / reading 27%, grade F, #645 of 1,109 statewide, top 60%, 183 students, 82% FRL).
• Market conditions: 437 active listings in the ZIP; 99 units permitted in Apache County in 2024 (0 in 5+ unit buildings).
• Apache County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 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.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• Cap rate 11.7% vs local median 4.2% in White Mountain Lake — 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Kitchen — Kitchen is filled with debris and appears uninhabitable.
• Major: Bathroom — Bathroom is filled with debris and appears uninhabitable.
• Major: Roof — Roof appears to have damage, possibly from wind or other natural elements.
• Major: Exterior walls — Exterior walls are covered in debris and appear uninhabitable.
• Major: Flooring — Flooring is covered in debris and appears uninhabitable.
• Major: Interior walls/paint — Interior walls are covered in debris and appear uninhabitable.