1031 W Laxton · Show Low, AZ 85901

$155,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 14 Days on market

Built 1984 6,098 sqft lot Est $166k · 7% under

---

Why this score? — see what drove the C 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 +21.5/30.0
• ARV discount +10.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom 1 bath home that could be your getaway oasis! Large living room which opens into the kitchen for a large living area. Kitchen has lots of counter top space and a baking nook next to the refrigerator. Nice ledge along the kitchen window to put your plants or herbs. Roomy master bedroom with ceiling fan and built in desk. Second bedroom is great for extra sleeping, sewing room or office. Wood blinds throughout the home. Large covered front deck for the morning cup of coffee...or you can relax on the flagstone patio area. Nice patch of grass to help ''green'' up the yard. Large barn is there for that extra storage. Located close to town and all the amenities that Show Low has to offer.

Key facts

• Near dining
• Near shopping
• Storage shed

Tags

• UPDATED HOME
• OPEN LIVING SPACE
• COVERED FRONT DECK
• STORAGE SHED
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Directions: From Hwy 260, left on Duce of Clubs, right on Whipple Rd (by NPC), right on 9th Dr, left on Laxton; home on the right; Subdivision: Show Low Heights
• HOA & community: No HOA; Not a 55+ community

Exterior

• Parking: Street access (paved)
• Utilities: City water (City of Show Low); Public sewer; APS electric (individual meter); Natural gas available; Telephone available; Metered water available; Power available
• Home design: Manufactured/Mobile home; Single wide; One story
• Construction: Manufactured construction; Other foundation; Rolled roof
• Exterior features: Deck; Covered deck; Property adjoins private land; Chain link and wood fencing; Tall pines on lot; Other building on property; Street paved; Blinds on windows

Interior

• Kitchen: Gas range; Microwave; Pantry; Refrigerator; Breakfast bar; Eat-in kitchen
• Bedrooms: Master bedroom located downstairs
• Flooring: Laminate
• Bathrooms: Full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: CO detector; Smoke detector; Fireplace: None
• Laundry & utility: Laundry in hallway; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.1% 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: 892 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.
• Current owner paid $73k; list at $155k implies a 112% 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 $155,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $166,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 S Clark Rd	0.54mi	2/2.0	896 (+14%)	5mo	$190,000	$212	42

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-10,295
• Equity at exit: $23,111

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,191
• Equity at exit: $13,402

Cash invested: $43,400 (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: 892
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $232

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $339	-5% $286	+0% $232	+5% $179	+10% $125
Rent	-10% $102	-5% $167	+0% $232	+5% $298	+10% $363
Rate	-1.0pp $310	-0.5pp $272	base $232	+0.5pp $192	+1.0pp $151

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 W Sierra Buena Ct Show Low, AZ	1.0	1.0	780	$1,650	$2.12	44d	1	0.17mi

Listing history 12 events

1. 2026-06-19
   pricedays on market $155,000 Active 14 DOM
2. 2026-06-18
   days on market $160,000 Active 13 DOM
3. 2026-06-17
   days on market $160,000 Active 12 DOM
4. 2026-06-16
   days on market $160,000 Active 11 DOM
5. 2026-06-15
   days on market $160,000 Active 10 DOM
6. 2026-06-14
   days on market $160,000 Active 8 DOM
7. 2026-06-12
   days on market $160,000 Active 7 DOM
8. 2026-06-09
   days on market $160,000 Active 4 DOM
9. 2026-06-08
   days on market $160,000 Active 3 DOM
10. 2026-06-07
    days on market $160,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $160,000 Active 1 DOM

ⓘ 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 2/10 Low 6 d/yr ≥89°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: $19,800
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,509
• Taxable income: $340
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,706/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

+190.9% since first listed

11 events — show timeline

• 2026-06-05 Listed $160,000 WMMLS
• 2025-06-05 Rental Removed $1,595 Hemlane
• 2025-05-01 Listed for Rent $1,595 Hemlane
• 2024-03-14 Rental Removed $1,675 APPFOLIO
• 2024-02-04 Listed for Rent $1,675 APPFOLIO
• 2023-10-23 Price Changed $94,900 WMMLS
• 2023-10-18 Price Changed $99,900 WMMLS
• 2023-10-13 Price Changed $109,900 WMMLS
• 2023-10-04 Sold (Public Records) $73,000 Public Records
• 2016-02-05 Sold (Public Records) $55,000 Public Records
• 2016-02-05 Sold (MLS) $55,000 WMMLS

Property tax history

+6.7%/yr

Latest (2025): $283 · -3.1% YoY. Source: county tax records.