660 S 30Th Ave · Show Low, AZ 85901

$135,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 200 Days on market

Built 1985 5,662 sqft lot $151/sqft · 31% below area Est $196k · 31% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

Key facts

• Covered deck
• New ac unit
• New flooring

Tags

• NEW FLOORING
• NEW AC UNIT
• COVERED DECK
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $135k implies a 59% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $196,454
• List price: $135,000
• Delta: -31.28%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
681 S 30Th Ave	0.04mi	2/2.0	960 (+7%)	13mo	$152,500	$159	72
2350 W Whipple St	0.45mi	2/2.0	896 (0%)	20mo	$259,000	$289	59
2701 W Stock	0.20mi	3/2.0 (+1)	960 (+7%)	14mo	$211,000	$220	58
3020 W Young	0.12mi	2/2.0	1,024 (+14%)	11mo	$218,000	$213	57
2621 W Young --	0.29mi	2/2.0	968 (+8%)	23mo	$196,000	$202	50

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $9,836
• Equity at exit: $20,129

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $49,250
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $499

Break-even live

Break-even rent $1,019

Max offer price $135,000

Occupancy floor 65%

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: $33,750
• Closing costs: $4,050
• 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	1.19mi

Listing history 25 events

1. 2026-06-19
   days on market $135,000 Active 200 DOM
2. 2026-06-18
   days on market $135,000 Active 199 DOM
3. 2026-06-17
   days on market $135,000 Active 198 DOM
4. 2026-06-16
   days on market $135,000 Active 197 DOM
5. 2026-06-15
   days on market $135,000 Active 196 DOM
6. 2026-06-14
   days on market $135,000 Active 194 DOM
7. 2026-06-12
   statusdays on market $135,000 Active 193 DOM
8. 2026-05-04
   status Pending 742-char remark

   Show marketing remark (742 chars)

   Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

9. 2026-05-03
   status Active 742-char remark

   Show marketing remark (742 chars)

   Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

10. 2026-05-01
    historical 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

11. 2026-04-02
    price $135,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

12. 2026-03-04
    price $139,900 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

13. 2026-02-07
    price $144,900 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

14. 2026-01-20
    price $150,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

15. 2025-12-05
    price $155,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

16. 2025-11-10
    price $160,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

17. 2025-10-22
    listed $175,000 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to your perfect mountain escape in Show Low, Arizona. This charming 2-bedroom, 1-bathroom home is tucked among the tall pines offering a peaceful setting and plenty of potential. Inside you will find comfortable living space with a simple functional layout easy to make your own. With new flooring throughout , a brand new AC unit that keeps the home cool and comfortable during warm summer days. And a recently updated front covered deck to enjoy the cool mountain air. It is a great opportunity for anyone looking for a primary residence, vacation getaway or investment property. This home is move in ready with plenty of room to make your own. Don't miss this chance to own a cozy home in the beautiful White Mountains of AZ.

18. 2025-07-03
    price $169,900
19. 2025-06-18
    price $174,900
20. 2025-05-19
    price $179,900
21. 2025-04-25
    price $184,000
22. 2025-04-05
    price $189,900
23. 2024-11-09
    price $195,000
24. 2008-05-30
    soldstatus $85,000
25. 2000-01-04
    soldstatus $56,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$404/yr (+$34/mo · 83.1%)

ⓘ 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: $19,800
• − Mortgage interest: −$7,562
• − Property taxes: −$487
• − Insurance: −$675
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,927
• Taxable income: $3,981
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $5,030/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

+141.1% since first listed

18 events — show timeline

• 2026-05-04 Pending — WMMLS
• 2026-05-03 Relisted — WMMLS
• 2026-05-01 Delisted — WMMLS
• 2026-04-02 Price Changed $135,000 WMMLS
• 2026-03-04 Price Changed $139,900 WMMLS
• 2026-02-07 Price Changed $144,900 WMMLS
• 2026-01-20 Price Changed $150,000 WMMLS
• 2025-12-05 Price Changed $155,000 WMMLS
• 2025-11-10 Price Changed $160,000 WMMLS
• 2025-10-22 Listed $175,000 WMMLS
• 2025-07-03 Price Changed $169,900 WMMLS
• 2025-06-18 Price Changed $174,900 WMMLS
• 2025-05-19 Price Changed $179,900 WMMLS
• 2025-04-25 Price Changed $184,000 WMMLS
• 2025-04-05 Price Changed $189,900 WMMLS
• 2024-11-09 Price Changed $195,000 WMMLS
• 2008-05-30 Sold (Public Records) $85,000 Public Records
• 2000-01-04 Sold (Public Records) $56,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $487 · +4.0% YoY. Source: county tax records.