2101 W Park Valley Rd · Show Low, AZ 85901

$309,000

3 bd · 2.0 ba · 1,428 sqft · Manufactured public records · 70 Days on market

Built 1998 0.25 ac lot $216/sqft · at area comps Est $311k · at est.

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.7/15.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Show Low Home for Sale | Massive Deck, RV Parking & Fully Fenced Yard Looking for space, comfort, and that perfect White Mountains lifestyle? This 3 bedroom, 2 bathroom home in Show Low delivers exactly that--whether you're searching for a full-time residence, second home, or low-maintenance mountain retreat. Step inside to a split floor plan that offers privacy and functionality, with a spacious living area that flows into a well-appointed kitchen featuring granite countertops, a pantry, and ample storage. Outside is where this property really stands out. The massive front deck is perfect for relaxing, entertaining, or enjoying the cool mountain air, while the fully fenced backyard offers space for dogs, kids, or simply peace of mind.

Key facts

• Rv parking
• Walk-in closet
• Private bath

Tags

• RV PARKING
• HUGE DECK
• SPLIT FLOOR PLAN
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $309k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $309k).
• Recommended offer: $290k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.3% 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.
• Market conditions: 891 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 $87k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $208k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $290,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.10% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

• ARV (median comp): $310,522
• List price: $309,000
• Delta: -0.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2120 W Stratton	0.03mi	3/2.0	1,279 (-10%)	11mo	$250,000	$195	72
2899 W Whipple St	0.47mi	2/2.0 (-1)	1,440 (+1%)	0mo	$155,000	$108	72
640 S 27th Ave	0.39mi	3/2.0	1,345 (-6%)	4mo	$273,000	$203	69
1061 S Hacienda Pines Dr	0.22mi	2/2.0 (-1)	1,500 (+5%)	9mo	$395,000	$263	69
1100 S Fox Ln	0.27mi	2/2.0 (-1)	1,456 (+2%)	13mo	$410,000	$282	68
2380 W Zuni Ct	0.34mi	3/2.0	1,482 (+4%)	13mo	$369,750	$249	67
2455 W Whipple	0.29mi	4/2.0 (+1)	1,560 (+9%)	7mo	$374,900	$240	60
2820 W Reidhead	0.49mi	3/2.0	1,350 (-6%)	10mo	$320,000	$237	60
3030 W Young --	0.59mi	3/2.0	1,345 (-6%)	4mo	$325,000	$242	60
1161 S Cherokee Dr	0.30mi	2/2.0 (-1)	1,248 (-13%)	9mo	$324,900	$260	52
3051 W Young	0.61mi	2/2.0 (-1)	1,344 (-6%)	9mo	$295,900	$220	49
3198 W Young --	0.69mi	3/2.0	1,620 (+13%)	8mo	$325,000	$201	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $5,042
• Equity at exit: $46,073

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $74,971
• Equity at exit: $26,717

Cash invested: $86,520 (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 85901

• Home prices YoY: -14.5%
• Active inventory: 891
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,409 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $868

Break-even live

Break-even rent $2,311

Max offer price $309,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,042	-5% $955	+0% $868	+5% $780	+10% $693
Rent	-10% $598	-5% $733	+0% $868	+5% $1,002	+10% $1,137
Rate	-1.0pp $1,023	-0.5pp $946	base $868	+0.5pp $787	+1.0pp $706

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 S 16th Ave Unit 1545774P Show Low, AZ	3.0	2.0	1797	$4,355	$2.42	14d	1	0.39mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	14d	1	1.08mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	44d	1	1.09mi
341 N 4th Ave Show Low, AZ	4.0	2.0	1792	$2,195	$1.22	14d	1	1.25mi

Listing history 23 events

1. 2026-06-19
   days on market $309,000 Active 70 DOM
2. 2026-06-18
   days on market $309,000 Active 69 DOM
3. 2026-06-17
   days on market $309,000 Active 68 DOM
4. 2026-06-16
   days on market $309,000 Active 67 DOM
5. 2026-06-15
   days on market $309,000 Active 66 DOM
6. 2026-06-14
   days on market $309,000 Active 64 DOM
7. 2026-06-12
   days on market $309,000 Active 63 DOM
8. 2026-06-09
   days on market $309,000 Active 60 DOM
9. 2026-06-08
   days on market $309,000 Active 59 DOM
10. 2026-06-07
    days on market $309,000 Active 58 DOM
11. 2026-06-07
    days on market $309,000 Active 57 DOM
12. 2026-06-04
    days on market $309,000 Active 54 DOM
13. 2026-06-02
    days on market $309,000 Active 53 DOM
14. 2026-06-01
    days on market $309,000 Active 52 DOM
15. 2026-05-31
    days on market $309,000 Active 51 DOM
16. 2026-05-31
    days on market $309,000 Active 50 DOM
17. 2026-04-24
    price $319,000 749-char remark

    Show marketing remark (749 chars)

    Show Low Home for Sale | Massive Deck, RV Parking & Fully Fenced Yard Looking for space, comfort, and that perfect White Mountains lifestyle? This 3 bedroom, 2 bathroom home in Show Low delivers exactly that--whether you're searching for a full-time residence, second home, or low-maintenance mountain retreat. Step inside to a split floor plan that offers privacy and functionality, with a spacious living area that flows into a well-appointed kitchen featuring granite countertops, a pantry, and ample storage. Outside is where this property really stands out. The massive front deck is perfect for relaxing, entertaining, or enjoying the cool mountain air, while the fully fenced backyard offers space for dogs, kids, or simply peace of mind.

18. 2026-04-10
    listed $327,000 Active 749-char remark

    Show marketing remark (749 chars)

    Show Low Home for Sale | Massive Deck, RV Parking & Fully Fenced Yard Looking for space, comfort, and that perfect White Mountains lifestyle? This 3 bedroom, 2 bathroom home in Show Low delivers exactly that--whether you're searching for a full-time residence, second home, or low-maintenance mountain retreat. Step inside to a split floor plan that offers privacy and functionality, with a spacious living area that flows into a well-appointed kitchen featuring granite countertops, a pantry, and ample storage. Outside is where this property really stands out. The massive front deck is perfect for relaxing, entertaining, or enjoying the cool mountain air, while the fully fenced backyard offers space for dogs, kids, or simply peace of mind.

19. 2025-05-02
    soldstatus $208,000 305-char remark

    Show marketing remark (305 chars)

    Great location! 3 bed 2 bath nestled in the tall pines on a large, partially fenced, corner lot. Home is in good condition but needs cosmetic TLC. New roof installed weeks ago, some new windows, home wasre-leveled last year and newer water heater installed in 2022. Seller is a licensed real estate agent.

20. 2025-05-01
    soldstatus $208,000
21. 2009-07-24
    soldstatus $57,500
22. 1995-07-27
    soldstatus $38,000
23. 1993-08-20
    soldstatus $28,000

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $2,039 · $170/mo
• Expected delta: +$1,123/yr (+$94/mo · 122.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°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: $40,908
• − Mortgage interest: −$17,309
• − Property taxes: −$917
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,273
• − Management: −$3,273
• − Depreciation: −$8,989
• Taxable income: $5,603
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $9,065/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: 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

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
• City population: 18,821
• Population (ZIP): 18,821

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: 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%

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

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

+1039.3% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $319,000 WMMLS
• 2026-04-10 Listed $327,000 WMMLS
• 2025-05-02 Sold (MLS) $208,000 WMMLS
• 2025-05-01 Sold (Public Records) $208,000 Public Records
• 2009-07-24 Sold (Public Records) $57,500 Public Records
• 1995-07-27 Sold (Public Records) $38,000 Public Records
• 1993-08-20 Sold (Public Records) $28,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $917 · +4.1% YoY. Source: county tax records.