551 Fiesta St · Clarkdale, AZ 86324

$109,000

2 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 37 Days on market

Built 1947

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint home offering 2 bedrooms and 2 baths. Ready for your personal touches. Home sold AS IS no SPDS or CLUE Report.

Key facts

• Built 1947
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 3.0% in Clarkdale — 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 58/100 on livability (#203 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: amenities F, commute F, employment F.
• Mingus Union High School District (4488) (town): math 45% / reading 35% proficiency, ranked #198 of 501 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 120 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $109k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.14% ✓
• Cap rate: 19.55%
• Cash-on-cash: 47.36%
• DSCR: 3.11
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $341,550
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Fiesta St	0.14mi	2/2.0	1,358 (+7%)	2mo	$230,000	$169	79
605 N 3rd St	0.35mi	2/1.0	1,112 (-12%)	2mo	$300,000	$270	58
1005 First South St	0.71mi	3/1.0 (+1)	1,225 (-3%)	2mo	$275,000	$224	51
510 Main St	0.47mi	3/2.0 (+1)	1,312 (+4%)	23mo	$430,000	$328	48
216 Main St	0.53mi	2/1.0	1,122 (-11%)	9mo	$337,900	$301	45

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: 44.7%
• Equity multiple: 2.93×
• Total profit: $59,028
• Equity at exit: $16,252

10-year hold

• IRR: 50.6%
• Equity multiple: 5.92×
• Total profit: $150,061
• Equity at exit: $9,424

Cash invested: $30,520 (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 86324

• Home prices YoY: -22.7%
• Active inventory: 120
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$25 /mo · $301/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,205

Break-even live

Break-even rent $813

Max offer price $109,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,266	-5% $1,235	+0% $1,205	+5% $1,174	+10% $1,143
Rent	-10% $1,020	-5% $1,112	+0% $1,205	+5% $1,297	+10% $1,389
Rate	-1.0pp $1,260	-0.5pp $1,232	base $1,205	+0.5pp $1,176	+1.0pp $1,148

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Eugene Rd Clarkdale, AZ	3.0	2.0	1709	$2,700	$1.58	14d	1	0.94mi
844 Tiablanca Rd Clarkdale, AZ	2.0	2.0	1333	$1,995	$1.50	14d	1	1.14mi

Listing history 27 events

1. 2026-06-18
   days on market $109,000 Active 37 DOM
2. 2026-06-17
   days on market $109,000 Active 36 DOM
3. 2026-06-16
   price $109,000 Active 35 DOM
4. 2026-06-16
   days on market $119,000 Active 35 DOM
5. 2026-06-15
   days on market $119,000 Active 34 DOM
6. 2026-06-14
   days on market $119,000 Active 32 DOM
7. 2026-06-13
   days on market $119,000 Active 31 DOM
8. 2026-06-10
   days on market $119,000 Active 29 DOM
9. 2026-06-09
   days on market $119,000 Active 28 DOM
10. 2026-06-08
    days on market $119,000 Active 27 DOM
11. 2026-06-07
    days on market $119,000 Active 26 DOM
12. 2026-06-05
    days on market $119,000 Active 23 DOM
13. 2026-06-03
    days on market $119,000 Active 22 DOM
14. 2026-06-02
    days on market $119,000 Active 21 DOM
15. 2026-06-01
    days on market $119,000 Active 20 DOM
16. 2026-05-31
    days on market $119,000 Active 19 DOM
17. 2026-05-30
    days on market $119,000 Active 18 DOM
18. 2026-05-13
    price $119,000
19. 2026-05-12
    listed $129,000 Active
20. 2013-05-22
    soldstatus $19,500 118-char remark

    Show marketing remark (117 chars)

    Quaint home offering 2 bedrooms and 2 baths. Ready for your personal touches. Home sold AS IS no SPDS or CLUE Report.

21. 2013-05-22
    soldstatus $19,500 117-char remark

    Show marketing remark (117 chars)

    Quaint home offering 2 bedrooms and 2 baths. Ready for your personal touches. Home sold AS IS no SPDS or CLUE Report.

22. 2013-03-28
    listed $20,000 118-char remark

    Show marketing remark (118 chars)

    Quaint home offering 2 bedrooms and 2 baths. Ready for your personal touches. Home sold AS IS no SPDS or CLUE Report.

23. 1999-03-05
    soldstatus $42,000
24. 1999-03-05
    soldstatus $40,000
25. 1999-03-05
    soldstatus $40,000
26. 1998-10-23
    listed $40,000
27. 1991-08-29
    soldstatus $22,500

ⓘ 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: $301 · $25/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$418/yr (+$35/mo · 138.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,052
• − Mortgage interest: −$6,106
• − Property taxes: −$301
• − Insurance: −$545
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$3,171
• Taxable income: $13,441
• Est. tax owed @ 24.0%: −$3,226
• After-tax cash flow: $11,230/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: Mingus Union High School District (4488)
• NCES district ID: 0405070
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,715
• Composite: 36.15/100
• National rank: #9465
• State rank: #198 of 501 in AZ

Livability — Clarkdale

• Score: 58/100
• State rank: #203
• US rank: #20648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkdale, AZ
• Population (ZIP): 4,646

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 6% Slovak 3% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -90.67%
• Current HPI: 308.306
• 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

+428.9% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $119,000 FSBO.com
• 2026-05-12 Listed $129,000 FSBO.com
• 2013-05-22 Sold (MLS) $19,500 PAARMLS as Distributed by MLS Grid
• 2013-05-22 Sold (MLS) $19,500 ARMLS
• 2013-03-28 Listed $20,000 ARMLS
• 1999-03-05 Sold (Public Records) $40,000 Public Records
• 1999-03-05 Sold (Public Records) $40,000 Public Records
• 1999-03-05 Sold (MLS) $42,000 ARMLS
• 1998-10-23 Listed $40,000 ARMLS
• 1991-08-29 Sold (Public Records) $22,500 Public Records

Property tax history

-5.5%/yr

Latest (2025): $301 · +3.9% YoY. Source: county tax records.