200 Cathedral Vly · Ash Fork, AZ 86320

$145,000

1 bd · 1.0 ba · 600 sqft · SingleFamily · 132 Days on market

Built 2005 20 ac lot $242/sqft · 18% below area Est $177k · 18% under ↓ 22% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Cabin in the woods with a view! Nestled in the trees and sitting on a hill is the perfect retreat. Bring the family and the friends. There is plenty of room for all. There is the main cabin and a secondary building that could be used for storage or as a 'guest cabin'. The extra building has a kitchen and bathroom but could use a little work. Beautiful large trees with the most incredible views. Want to get away? Come home to this delightful part of the ranch.

Key facts

• Guest cabin
• Kitchen
• Bathroom

Tags

• CABIN IN THE WOODS
• MAIN CABIN
• SECONDARY BUILDING
• GUEST CABIN
• KITCHEN
• BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (30.9% below list).
• Recommended offer: $100k (30.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#87 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ash Fork Joint Unified District (4471) (rural): math 65% / reading 65% proficiency, ranked #58 of 501 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 155 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $100,136 (30.9% 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. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 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. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $176,563
• List price: $145,000
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $65,548
• Equity at exit: $130,627

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $203,626
• Equity at exit: $281,703

Cash invested: $40,600 (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 86320

• Home prices YoY: 4.0%
• Active inventory: 155
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-211

Break-even live

Break-even rent $1,268

Max offer price $114,470

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-161	+0% $-211	+5% $-261	+10% $-311
Rent	-10% $-290	-5% $-251	+0% $-211	+5% $-171	+10% $-132
Rate	-1.0pp $-138	-0.5pp $-174	base $-211	+0.5pp $-249	+1.0pp $-287

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 132 DOM
2. 2026-06-18
   days on market $145,000 Active 131 DOM
3. 2026-06-17
   days on market $145,000 Active 130 DOM
4. 2026-06-16
   days on market $145,000 Active 129 DOM
5. 2026-06-15
   days on market $145,000 Active 128 DOM
6. 2026-06-14
   days on market $145,000 Active 126 DOM
7. 2026-06-12
   days on market $145,000 Active 125 DOM
8. 2026-06-09
   days on market $145,000 Active 122 DOM
9. 2026-06-08
   days on market $145,000 Active 121 DOM
10. 2026-06-07
    days on market $145,000 Active 120 DOM
11. 2026-06-07
    days on market $145,000 Active 119 DOM
12. 2026-06-04
    days on market $145,000 Active 116 DOM
13. 2026-06-02
    days on market $145,000 Active 115 DOM
14. 2026-06-01
    days on market $145,000 Active 114 DOM
15. 2026-05-31
    days on market $145,000 Active 113 DOM
16. 2026-05-31
    days on market $145,000 Active 112 DOM
17. 2026-04-29
    price $145,000 470-char remark

    Show marketing remark (470 chars)

    Cabin in the woods with a view! Nestled in the trees and sitting on a hill is the perfect retreat. Bring the family and the friends. There is plenty of room for all. There is the main cabin and a secondary building that could be used for storage or as a 'guest cabin'. The extra building has a kitchen and bathroom but could use a little work. Beautiful large trees with the most incredible views. Want to get away? Come home to this delightful part of the ranch.

18. 2026-02-06
    listed $149,000 Active 470-char remark

    Show marketing remark (470 chars)

    Cabin in the woods with a view! Nestled in the trees and sitting on a hill is the perfect retreat. Bring the family and the friends. There is plenty of room for all. There is the main cabin and a secondary building that could be used for storage or as a 'guest cabin'. The extra building has a kitchen and bathroom but could use a little work. Beautiful large trees with the most incredible views. Want to get away? Come home to this delightful part of the ranch.

19. 2026-01-01
    historical
20. 2025-07-18
    listed $165,000 Active
21. 2025-07-05
    historical
22. 2024-07-04
    status Active
23. 2024-07-01
    historical
24. 2023-07-14
    listed $185,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 4 d/yr ≥93°F today · 10 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: $12,016
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$4,218
• Taxable loss: −$5,147
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-1,297/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: Ash Fork Joint Unified District (4471)
• NCES district ID: 0400910
• Math proficiency: 65% ▲ 5.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $30,345
• Composite: 54.75/100
• National rank: #2833
• State rank: #58 of 501 in AZ

Livability — Ash Fork

• Score: 65/100
• State rank: #87
• US rank: #13536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,482

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Iranian 6% Lithuanian 5%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.79%
• Current HPI: 306.148
• 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

-21.6% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $145,000 PAARMLS as Distributed by MLS Grid
• 2026-02-06 Listed $149,000 PAARMLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-07-18 Listed $165,000 PAARMLS as Distributed by MLS Grid
• 2025-07-05 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-07-04 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-07-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-07-14 Listed $185,000 PAARMLS as Distributed by MLS Grid