22510 W Railroad Ave · Seligman, AZ 86337

$79,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 130 Days on market

Built 1914 6,969 sqft lot $64/sqft · 37% below area Est $125k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Historic property Northern AZ Property, zoned C1-2 just 1 block south of Route 66 in Seligman. Renovations have been started on this home. Many building supplies at site to convey. Rental? Air BNB? the sky is the limit on this one. City power, water & gas available. Septic has been installed. House is being sold ''AS IS''. Buyer to confirm all other utilities available. This is a great opportunity to be a part of American History. Possible owner carry available

Key facts

• Gas available
• Zoned c1-2
• City power available

Tags

• HISTORIC PROPERTY
• ZONED C1-2
• BUILDING SUPPLIES AT SITE
• CITY POWER AVAILABLE
• WATER AVAILABLE
• GAS AVAILABLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 4.0% in Seligman — 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 62/100 on livability (#127 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: schools F, crime F, amenities F.
• Seligman Unified District (4472) (rural): math 20% / reading 30% proficiency, ranked #339 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 293 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $79k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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. 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?
6. 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?
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: 2.01% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.67%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (median comp): $124,908
• List price: $79,000
• Delta: -36.75%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.78×
• Total profit: $39,459
• Equity at exit: $15,340

10-year hold

• IRR: 45.1%
• Equity multiple: 5.53×
• Total profit: $100,293
• Equity at exit: $13,107

Cash invested: $22,120 (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 86337

• Home prices YoY: -1.0%
• Active inventory: 293
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $768

Break-even live

Break-even rent $615

Max offer price $79,000

Occupancy floor 47%

Sensitivity live

Price	-10% $813	-5% $791	+0% $768	+5% $746	+10% $723
Rent	-10% $643	-5% $705	+0% $768	+5% $831	+10% $894
Rate	-1.0pp $808	-0.5pp $788	base $768	+0.5pp $748	+1.0pp $727

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $79,000 Active 130 DOM
2. 2026-06-18
   days on market $79,000 Active 129 DOM
3. 2026-06-17
   days on market $79,000 Active 128 DOM
4. 2026-06-16
   days on market $79,000 Active 127 DOM
5. 2026-06-15
   days on market $79,000 Active 126 DOM
6. 2026-06-14
   days on market $79,000 Active 124 DOM
7. 2026-06-13
   days on market $79,000 Active 123 DOM
8. 2026-06-10
   days on market $79,000 Active 121 DOM
9. 2026-06-09
   days on market $79,000 Active 120 DOM
10. 2026-06-08
    days on market $79,000 Active 119 DOM
11. 2026-06-07
    days on market $79,000 Active 118 DOM
12. 2026-06-03
    days on market $79,000 Active 114 DOM
13. 2026-06-02
    days on market $79,000 Active 113 DOM
14. 2026-06-01
    days on market $79,000 Active 112 DOM
15. 2026-05-31
    days on market $79,000 Active 111 DOM
16. 2026-05-30
    days on market $79,000 Active 110 DOM
17. 2026-05-19
    price $79,000 469-char remark

    Show marketing remark (469 chars)

    Historic property Northern AZ Property, zoned C1-2 just 1 block south of Route 66 in Seligman. Renovations have been started on this home. Many building supplies at site to convey. Rental? Air BNB? the sky is the limit on this one. City power, water & gas available. Septic has been installed. House is being sold ''AS IS''. Buyer to confirm all other utilities available. This is a great opportunity to be a part of American History. Possible owner carry available

18. 2026-02-09
    listed $98,500 Active 469-char remark

    Show marketing remark (469 chars)

    Historic property Northern AZ Property, zoned C1-2 just 1 block south of Route 66 in Seligman. Renovations have been started on this home. Many building supplies at site to convey. Rental? Air BNB? the sky is the limit on this one. City power, water & gas available. Septic has been installed. House is being sold ''AS IS''. Buyer to confirm all other utilities available. This is a great opportunity to be a part of American History. Possible owner carry available

19. 2023-05-16
    soldstatus $32,000 Closed 348-char remark

    Show marketing remark (348 chars)

    Great Historic property zoned C1-2 just 1 block south of Route 66 in Seligman. Renovations have been started on this home. Many building supplies at site to convey. Rental? Air BNB? the sky is the limit on this one. City power, water & gas available. Septic needed. House is being sold ''AS IS''. Buyer to confirm all other utilities available.

20. 2023-04-13
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Great Historic property zoned C1-2 just 1 block south of Route 66 in Seligman. Renovations have been started on this home. Many building supplies at site to convey. Rental? Air BNB? the sky is the limit on this one. City power, water & gas available. Septic needed. House is being sold ''AS IS''. Buyer to confirm all other utilities available.

21. 2023-04-01
    listed $35,000 Active 348-char remark

    Show marketing remark (348 chars)

    Great Historic property zoned C1-2 just 1 block south of Route 66 in Seligman. Renovations have been started on this home. Many building supplies at site to convey. Rental? Air BNB? the sky is the limit on this one. City power, water & gas available. Septic needed. House is being sold ''AS IS''. Buyer to confirm all other utilities available.

22. 1996-06-03
    soldstatus $8,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $521 · $43/mo
• Expected delta: +$57/yr (+$5/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 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: $19,050
• − Mortgage interest: −$4,425
• − Property taxes: −$465
• − Insurance: −$395
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$2,298
• Taxable income: $8,419
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $7,198/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: Seligman Unified District (4472)
• NCES district ID: 0407630
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $35,531
• Composite: 23.7/100
• National rank: #13238
• State rank: #339 of 501 in AZ

Livability — Seligman

• Score: 62/100
• State rank: #127
• US rank: #16174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seligman, AZ
• Population (ZIP): 1,827

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 9% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.00%
• Current HPI: 196.1506
• 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

+887.5% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $79,000 PAARMLS as Distributed by MLS Grid
• 2026-02-09 Listed $98,500 PAARMLS as Distributed by MLS Grid
• 2023-05-16 Sold (MLS) $32,000 PAARMLS as Distributed by MLS Grid
• 2023-04-13 Pending — PAARMLS as Distributed by MLS Grid
• 2023-04-01 Listed $35,000 PAARMLS as Distributed by MLS Grid
• 1996-06-03 Sold (Public Records) $8,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $465 · +5.3% YoY. Source: county tax records.