901 N 1st Ave · Holbrook, AZ 86025

$110,000

3 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 94 Days on market

Built 1955 9,494 sqft lot $87/sqft · 36% below area Est $171k · 36% under ↓ 13% since listing

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

THIS PROPERTY FEATURES 1263 SQ FT ON A LARGE CORNER LOT. LOCATED AT 1ST AVE AND HAMPSHIRE - CLOSE TO ACTIVE BUSINESSES. PRICED FOR A QUICK SALE. BUYER TO VERIFY SCHOOLS, ZONING / USE, UTILITIES, PERMITS, BUILD-ABILITY AND ALL PERTINENT INFORMATION. ALL INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

Key facts

• 9,494 sq ft lot
• 2 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#57 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, crime D-.
• Holbrook Unified District (4389) (town): math 16% / reading 25% proficiency, ranked #185 of 249 in AZ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 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

• In year one you build about $10k of equity ($761 loan paydown + $9k appreciation (8.0% local appreciation)).
• Navajo County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Crime grade is D 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: 1.07% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $170,784
• List price: $110,000
• Delta: -35.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
456 N 6Th Ave	0.37mi	3/1.0	1,241 (-2%)	11mo	$171,400	$138	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.00×
• Total profit: $61,507
• Equity at exit: $83,795

10-year hold

• IRR: 24.8%
• Equity multiple: 6.41×
• Total profit: $166,496
• Equity at exit: $166,547

Cash invested: $30,800 (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 86025

• Home prices YoY: 2.9%
• Active inventory: 45
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $251

Break-even live

Break-even rent $857

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $314	-5% $283	+0% $251	+5% $220	+10% $189
Rent	-10% $159	-5% $205	+0% $251	+5% $298	+10% $344
Rate	-1.0pp $307	-0.5pp $279	base $251	+0.5pp $223	+1.0pp $194

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N 1st Ave Unit 406 Holbrook, AZ	3.0	1.0	1106	$1,175	$1.06	14d	1	0.07mi

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 94 DOM
2. 2026-06-18
   days on market $110,000 Active 93 DOM
3. 2026-06-17
   days on market $110,000 Active 92 DOM
4. 2026-06-17
   price $110,000 Active 91 DOM
5. 2026-06-16
   days on market $115,000 Active 91 DOM
6. 2026-06-15
   days on market $115,000 Active 90 DOM
7. 2026-06-14
   days on market $115,000 Active 88 DOM
8. 2026-06-12
   days on market $115,000 Active 87 DOM
9. 2026-06-09
   days on market $115,000 Active 84 DOM
10. 2026-06-08
    days on market $115,000 Active 83 DOM
11. 2026-06-07
    days on market $115,000 Active 82 DOM
12. 2026-06-05
    days on market $115,000 Active 80 DOM
13. 2026-06-04
    days on market $115,000 Active 78 DOM
14. 2026-06-02
    days on market $115,000 Active 77 DOM
15. 2026-06-01
    days on market $115,000 Active 76 DOM
16. 2026-05-31
    days on market $115,000 Active 75 DOM
17. 2026-05-31
    days on market $115,000 Active 74 DOM
18. 2026-04-16
    price $129,000 300-char remark

    Show marketing remark (300 chars)

    THIS PROPERTY FEATURES 1263 SQ FT ON A LARGE CORNER LOT. LOCATED AT 1ST AVE AND HAMPSHIRE - CLOSE TO ACTIVE BUSINESSES. PRICED FOR A QUICK SALE. BUYER TO VERIFY SCHOOLS, ZONING / USE, UTILITIES, PERMITS, BUILD-ABILITY AND ALL PERTINENT INFORMATION. ALL INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

19. 2026-03-17
    listed $149,000 Active 300-char remark

    Show marketing remark (300 chars)

    THIS PROPERTY FEATURES 1263 SQ FT ON A LARGE CORNER LOT. LOCATED AT 1ST AVE AND HAMPSHIRE - CLOSE TO ACTIVE BUSINESSES. PRICED FOR A QUICK SALE. BUYER TO VERIFY SCHOOLS, ZONING / USE, UTILITIES, PERMITS, BUILD-ABILITY AND ALL PERTINENT INFORMATION. ALL INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $726 · $60/mo
• Expected delta: +$77/yr (+$6/mo · 11.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥96°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: $14,100
• − Mortgage interest: −$6,162
• − Property taxes: −$649
• − Insurance: −$550
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,200
• Taxable income: $1,283
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,710/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: Holbrook Unified District (4389)
• NCES district ID: 0403820
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $34,437
• Composite: 16.81/100
• National rank: #9153
• State rank: #185 of 249 in AZ

Livability — Holbrook

• Score: 68/100
• State rank: #57
• US rank: #9938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holbrook, AZ
• Population (ZIP): 5,189

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: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Native American 33% White 33% Hispanic / Latino 29% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 73% English-only · Spanish 11% Chinese 1% 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: ▲ 8.03%
• Current HPI: 281.0415
• 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

-13.4% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $129,000 ARMLS
• 2026-03-17 Listed $149,000 ARMLS

Property tax history

+4.5%/yr

Latest (2025): $649 · +5.0% YoY. Source: county tax records.