270 N Clark Rd #12 · Show Low, AZ 85901

$67,000

1 bd · 1.0 ba · 676 sqft · SingleFamily · 266 Days on market

55+ age-restricted Built 1990 Average condition $99/sqft · 66% below area

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully appointed fully furnished super clean park model with an open floorplan, Arizona Room, Washer & dryer, office area and shop. Located in Venture In's pristine 55+ seasonal park with {too many to mention} amenities. Watch the beautiful Arizona sunsets from the back deck while barbequing and relaxing under the folding triple umbrella. Home backs up to the Torreon community.

Key facts

• Arizona room
• Open floorplan
• Back deck

Tags

• ARIZONA ROOM
• OPEN FLOORPLAN
• BACK DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $67k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.2% 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.
• Zoned schools: Nikolaus Homestead Elementary School (math 40% / reading 44%, grade F, #371 of 1,109 statewide, top 34%, 389 students, 42% FRL); Show Low Junior High School (math 29% / reading 34%, grade F, #78 of 218 statewide, top 36%, 587 students, 45% FRL); Show Low High School (math 22% / reading 37%, grade F, #120 of 381 statewide, top 34%, 877 students, 31% FRL).
• Market conditions: 1067 active listings in the ZIP; 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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: 2.12% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.11%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $199,633
• List price: $67,000
• Delta: -66.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 N Clark Rd #224	0.15mi	1/1.0	670 (-1%)	5mo	$27,000	$40	88
270 N Clark Rd #312	0.15mi	1/1.0	644 (-5%)	9mo	$80,000	$124	78
4201 W Adams	0.60mi	1/1.0	728 (+8%)	10mo	$167,000	$229	50
931 N 43Rd Cul	0.69mi	1/1.0	624 (-8%)	6mo	$148,000	$237	50
2220 W Whipple St	1.00mi	2/1.0 (+1)	728 (+8%)	0mo	$130,000	$179	47
4381 W Adams	0.68mi	2/1.5 (+1)	728 (+8%)	6mo	$187,500	$258	44
2251 W Savage Cir	1.08mi	2/1.0 (+1)	768 (+14%)	1mo	$181,500	$236	37
2560 W Young	0.86mi	2/1.5 (+1)	728 (+8%)	11mo	$243,000	$334	36
2381 W Willis	0.96mi	2/1.0 (+1)	816 (+21%)	4mo	$252,000	$309	32
4710 W Cottage Loop	1.34mi	2/1.0 (+1)	840 (+24%)	10mo	$369,000	$439	27
1142 N 43rd Dr	0.83mi	2/1.0 (+1)	833 (+23%)	16mo	$225,000	$270	22
4810 W Cottage Loop	1.39mi	2/1.0 (+1)	840 (+24%)	17mo	$342,500	$408	21

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: 38.8%
• Equity multiple: 2.66×
• Total profit: $31,097
• Equity at exit: $9,990

10-year hold

• IRR: 45.3%
• Equity multiple: 5.33×
• Total profit: $81,161
• Equity at exit: $5,793

Cash invested: $18,760 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $59,900 ($99/sqft)
• Median days on market: 54 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +197.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85901

• Home prices YoY: -14.5%
• Active inventory: 1067
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $658

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 49%

Sensitivity live

Price	-10% $705	-5% $682	+0% $658	+5% $635	+10% $612
Rent	-10% $546	-5% $602	+0% $658	+5% $714	+10% $771
Rate	-1.0pp $692	-0.5pp $675	base $658	+0.5pp $641	+1.0pp $623

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: $16,750
• Closing costs: $2,010
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $67,000 Active 266 DOM
2. 2026-06-19
   days on market $67,000 Active 264 DOM
3. 2026-06-18
   days on market $67,000 Active 263 DOM
4. 2026-06-17
   days on market $67,000 Active 262 DOM
5. 2026-06-16
   days on market $67,000 Active 261 DOM
6. 2026-06-15
   days on market $67,000 Active 260 DOM
7. 2026-06-14
   pricedays on market $67,000 Active 258 DOM
8. 2026-06-12
   days on market $79,900 Active 257 DOM
9. 2026-06-09
   days on market $79,900 Active 254 DOM
10. 2026-06-08
    days on market $79,900 Active 253 DOM
11. 2026-06-07
    days on market $79,900 Active 252 DOM
12. 2026-06-07
    days on market $79,900 Active 251 DOM
13. 2026-06-04
    days on market $79,900 Active 248 DOM
14. 2026-06-02
    days on market $79,900 Active 247 DOM
15. 2026-06-01
    days on market $79,900 Active 246 DOM
16. 2026-05-31
    days on market $79,900 Active 245 DOM
17. 2026-05-31
    days on market $79,900 Active 244 DOM
18. 2026-05-02
    price $79,900 391-char remark

    Show marketing remark (391 chars)

    Beautifully appointed fully furnished super clean park model with an open floorplan, Arizona Room, Washer & dryer, office area and shop. Located in Venture In's pristine 55+ seasonal park with {too many to mention} amenities. Watch the beautiful Arizona sunsets from the back deck while barbequing and relaxing under the folding triple umbrella. Home backs up to the Torreon community.

19. 2026-03-02
    price $69,900 391-char remark

    Show marketing remark (391 chars)

    Beautifully appointed fully furnished super clean park model with an open floorplan, Arizona Room, Washer & dryer, office area and shop. Located in Venture In's pristine 55+ seasonal park with {too many to mention} amenities. Watch the beautiful Arizona sunsets from the back deck while barbequing and relaxing under the folding triple umbrella. Home backs up to the Torreon community.

20. 2025-09-28
    listed $79,900 Active 391-char remark

    Show marketing remark (391 chars)

    Beautifully appointed fully furnished super clean park model with an open floorplan, Arizona Room, Washer & dryer, office area and shop. Located in Venture In's pristine 55+ seasonal park with {too many to mention} amenities. Watch the beautiful Arizona sunsets from the back deck while barbequing and relaxing under the folding triple umbrella. Home backs up to the Torreon community.

ⓘ 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 7 d/yr ≥89°F today · 19 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: $17,034
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$1,949
• Taxable income: $7,266
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $6,157/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab Est. rehab $3,380–$10,140 screening

This mobile home is in average condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen appliances — microwave, stove, oven need cleaning
• Minor bathroom fixtures — bathroom needs cleaning

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen appliances — new appliances improve functionality and appeal ↑
• Both update bathroom fixtures — new fixtures enhance functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Nikolaus Homestead Elementary School F AZ #371/1,109 Nat'l #17,861/41,679 Middle Show Low Junior High School F AZ #78/218 Nat'l #8,497/14,009 High White Mountain Institute

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

C Composite livability gradescore 65/100

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
• County: Navajo · 105,760 people
• City population: 18,821
• Population (ZIP): 18,821
• Household income: $60,313
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

3 events — show timeline

• 2026-05-02 Price Changed $79,900 WMMLS
• 2026-03-02 Price Changed $69,900 WMMLS
• 2025-09-28 Listed $79,900 WMMLS