3077 N Ranchview Rd · Snowflake, AZ 85937

$250,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 23 Days on market

Built 2015 18 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Charming single-wide home on a stem wall featuring 2 bedrooms and 2 bathrooms, plus a cozy wood-burning fireplace in the living room. Recent upgrades include newer lithium batteries and a house pump. Enjoy stunning panoramic views of the White Mountains from the covered deck. The property includes a carport, storage container, fenced yard, and a well-built chicken coop. Gravity-fed water spigots service the garden and front yard. Situated on a portion of a 36-acre parcel currently being split (new parcel number to be assigned), the land is fenced on three sides with no-climb fencing and has two entrance gates. Located close to Four Mile Knoll and just 10 minutes north of Snowflake. Enjoy cooler summers at an elevation of 5600', and the four seasons.

Key facts

• Covered deck
• Fenced yard
• Carport

Tags

• WOOD BURNING FIREPLACE
• PANORAMIC VIEWS
• COVERED DECK
• CARPORT
• FENCED YARD
• CHICKEN COOP

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private well water; Septic tank; Propane service
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Metal roof
• Exterior features: Wire fencing; Horses allowed; Panoramic views

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Evaporative cooling
• Interior features: Master bedroom on the main level; Eat-in kitchen with breakfast bar; Primary bedroom with full bath; Dual-pane windows; Fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (34.8% below list).
• Recommended offer: $163k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.0% in Snowflake — 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 69/100 on livability (#46 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Snowflake Unified District (4391) (town): math 55% / reading 53% proficiency, ranked #36 of 249 in AZ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Primary School (math 62% / reading 52%, grade C+, #180 of 1,109 statewide, top 17%, 525 students, 45% FRL); Snowflake Junior High School (math 51% / reading 52%, grade C, #22 of 218 statewide, top 10%, 486 students, 44% FRL); Snowflake High School (math 47% / reading 52%, grade D, #38 of 381 statewide, top 11%, 943 students, 30% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 297 active listings in the ZIP; 485 units permitted in Navajo County in 2024 (11 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Navajo County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $163,006 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $108,161
• Equity at exit: $225,220

10-year hold

• IRR: 17.5%
• Equity multiple: 5.87×
• Total profit: $340,600
• Equity at exit: $485,695

Cash invested: $70,000 (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 85937

• Home prices YoY: 3.3%
• Active inventory: 297
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-440

Break-even live

Break-even rent $2,187

Max offer price $186,339

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-354	+0% $-440	+5% $-526	+10% $-613
Rent	-10% $-569	-5% $-504	+0% $-440	+5% $-376	+10% $-311
Rate	-1.0pp $-314	-0.5pp $-376	base $-440	+0.5pp $-505	+1.0pp $-571

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on marketlisting id $250,000 Pending 23 DOM
2. 2026-05-18
   status Pending 759-char remark

   Show marketing remark (759 chars)

   Charming single-wide home on a stem wall featuring 2 bedrooms and 2 bathrooms, plus a cozy wood-burning fireplace in the living room. Recent upgrades include newer lithium batteries and a house pump. Enjoy stunning panoramic views of the White Mountains from the covered deck. The property includes a carport, storage container, fenced yard, and a well-built chicken coop. Gravity-fed water spigots service the garden and front yard. Situated on a portion of a 36-acre parcel currently being split (new parcel number to be assigned), the land is fenced on three sides with no-climb fencing and has two entrance gates. Located close to Four Mile Knoll and just 10 minutes north of Snowflake. Enjoy cooler summers at an elevation of 5600', and the four seasons.

3. 2026-05-18
   status Pending 759-char remark

   Show marketing remark (759 chars)

   Charming single-wide home on a stem wall featuring 2 bedrooms and 2 bathrooms, plus a cozy wood-burning fireplace in the living room. Recent upgrades include newer lithium batteries and a house pump. Enjoy stunning panoramic views of the White Mountains from the covered deck. The property includes a carport, storage container, fenced yard, and a well-built chicken coop. Gravity-fed water spigots service the garden and front yard. Situated on a portion of a 36-acre parcel currently being split (new parcel number to be assigned), the land is fenced on three sides with no-climb fencing and has two entrance gates. Located close to Four Mile Knoll and just 10 minutes north of Snowflake. Enjoy cooler summers at an elevation of 5600', and the four seasons.

4. 2026-05-06
   listed $250,000 Active 759-char remark
5. 2026-04-25
   listed $250,000 Active 759-char remark

   Show marketing remark (759 chars)

   Charming single-wide home on a stem wall featuring 2 bedrooms and 2 bathrooms, plus a cozy wood-burning fireplace in the living room. Recent upgrades include newer lithium batteries and a house pump. Enjoy stunning panoramic views of the White Mountains from the covered deck. The property includes a carport, storage container, fenced yard, and a well-built chicken coop. Gravity-fed water spigots service the garden and front yard. Situated on a portion of a 36-acre parcel currently being split (new parcel number to be assigned), the land is fenced on three sides with no-climb fencing and has two entrance gates. Located close to Four Mile Knoll and just 10 minutes north of Snowflake. Enjoy cooler summers at an elevation of 5600', and the four seasons.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 16 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: $19,561
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$7,273
• Taxable loss: −$9,846
• Est. tax savings @ 24.0%: +$2,363
• After-tax cash flow: $-2,916/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: Snowflake Unified District (4391)
• NCES district ID: 0407820
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $47,767
• Composite: 45.91/100
• National rank: #2545
• State rank: #36 of 249 in AZ

Livability — Snowflake

• Score: 69/100
• State rank: #46
• US rank: #8817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snowflake, AZ
• Population (ZIP): 9,975

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 2% German/W. Germanic 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: ▲ 15.31%
• Current HPI: 480.9577
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — ARMLS
• 2026-05-18 Pending — WMMLS
• 2026-05-06 Listed $250,000 ARMLS
• 2026-04-25 Listed $250,000 WMMLS