75 N County Rd · Chambers, AZ 86502

$49,000

3 bd · 3.0 ba · 2,112 sqft · SingleFamily · 111 Days on market

Built 1984 Poor condition 40 ac lot ↓ 9% since listing

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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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.4/10.0

Listing remarks MLS

REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

Key facts

• 40.19 acre lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $49k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sanders Unified District (4156) (rural): math 3% / reading 9% proficiency, ranked #243 of 249 in AZ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 99 units permitted in Apache County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (3.0% local appreciation)).
• Apache County population projected at -12% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 2.77% ✓
• Cap rate: 24.27%
• Cash-on-cash: 64.20%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 69.0%
• Equity multiple: 4.84×
• Total profit: $52,670
• Equity at exit: $22,033

10-year hold

• IRR: 68.5%
• Equity multiple: 9.89×
• Total profit: $122,023
• Equity at exit: $33,955

Cash invested: $13,720 (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 86502

• Active inventory: 18
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $734

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 41%

Sensitivity live

Price	-10% $768	-5% $751	+0% $734	+5% $717	+10% $700
Rent	-10% $627	-5% $680	+0% $734	+5% $788	+10% $841
Rate	-1.0pp $759	-0.5pp $746	base $734	+0.5pp $721	+1.0pp $708

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   pricedays on market $49,000 Active 111 DOM
2. 2026-06-18
   days on market $59,000 Active 110 DOM
3. 2026-06-17
   days on market $59,000 Active 109 DOM
4. 2026-06-16
   days on market $59,000 Active 108 DOM
5. 2026-06-15
   days on market $59,000 Active 107 DOM
6. 2026-06-14
   days on market $59,000 Active 105 DOM
7. 2026-06-12
   days on market $59,000 Active 104 DOM
8. 2026-06-09
   days on market $59,000 Active 101 DOM
9. 2026-06-08
   days on market $59,000 Active 100 DOM
10. 2026-06-07
    days on market $59,000 Active 99 DOM
11. 2026-06-07
    days on market $59,000 Active 98 DOM
12. 2026-06-04
    days on market $59,000 Active 95 DOM
13. 2026-06-02
    days on market $59,000 Active 94 DOM
14. 2026-06-01
    days on market $59,000 Active 93 DOM
15. 2026-05-31
    days on market $59,000 Active 92 DOM
16. 2026-05-31
    days on market $59,000 Active 91 DOM
17. 2026-04-29
    status Active 289-char remark

    Show marketing remark (289 chars)

    REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

18. 2026-04-26
    status Pending 289-char remark

    Show marketing remark (289 chars)

    REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

19. 2026-04-17
    status Active 289-char remark

    Show marketing remark (289 chars)

    REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

20. 2026-04-13
    status Pending 289-char remark

    Show marketing remark (289 chars)

    REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

21. 2026-03-18
    price $59,000 289-char remark

    Show marketing remark (289 chars)

    REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

22. 2026-02-21
    listed $65,000 Active 289-char remark

    Show marketing remark (289 chars)

    REO Fix-up 1/1 single family and 2/2 manufactured home affixed on 40-acres in the rural area of Chambers. Priced for quick sale with potential upside. - the affixed mobile serial numbers - 1972 Villa West 12'X64' S#SS22252U and 1972 Villa West 12'X64' S#SS22252X making it a doublewide.

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $16,293
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$1,425
• Taxable income: $8,536
• Est. tax owed @ 24.0%: −$2,049
• After-tax cash flow: $6,759/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 · 13 photos

Poor 20/100 Gut rehab

This property requires extensive repairs and structural work, making it a gut-rehab project. Immediate safety and habitability concerns necessitate immediate attention to the roof and exterior damage.

Repairs flagged

• Major roof — Exposed structural components
• Major exterior — Structural damage, debris
• Major flooring — Exposed subfloor
• Major interior walls — Exposed framing
• Major bathrooms — Exposed plumbing and fixtures
• Major systems — Exposed HVAC and electrical components

Value-add opportunities

• Both structural repairs — Essential for safety and habitability
• Both interior and exterior painting — Enhances curb appeal and interior aesthetics
• Both landscaping — Improves curb appeal and property value
• Both HVAC and electrical upgrades — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed structural components	Major	$15,000–50,000
exterior · Structural damage, debris	Major	$15,000–50,000
flooring · Exposed subfloor	Major	$15,000–50,000
interior walls · Exposed framing	Major	$15,000–50,000
bathrooms · Exposed plumbing and fixtures	Major	$15,000–50,000
systems · Exposed HVAC and electrical components	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both structural repairs — Essential for safety and habitability ↑
• Both interior and exterior painting — Enhances curb appeal and interior aesthetics ↑
• Both landscaping — Improves curb appeal and property value ↑
• Both HVAC and electrical upgrades — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sanders Unified District (4156)
• NCES district ID: 0406740
• Math proficiency: 3% ▼ -10.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $22,360
• Composite: 3.65/100
• National rank: #10070
• State rank: #243 of 249 in AZ

Livability — Chambers

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 904

Population outlook (Apache County) Hauer SSP2

• Today (2025): 70,338 people
• By 2030: 69,279 · -1.5%
• By 2040: 66,449 · -5.5%
• By 2050: 61,904 · -12.0%
• By 2075: 47,639 · -32.3%
• By 2100: 30,279 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 1.00)
• Race & ethnicity: Native American 96% Hispanic / Latino 4% White 3%
• Languages at home: 23% English-only · Spanish 1%

Political lean MEDSL · Apache

• 2024 margin: D (+19.0) · D 58.9% · R 40.0% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: 28.2pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+33.7 2016: D+36.9 2012: D+33.9 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.2% since first listed

6 events — show timeline

• 2026-04-29 Relisted — ARMLS
• 2026-04-26 Pending — ARMLS
• 2026-04-17 Relisted — ARMLS
• 2026-04-13 Pending — ARMLS
• 2026-03-18 Price Changed $59,000 ARMLS
• 2026-02-21 Listed $65,000 ARMLS