270 N Clark Rd #41 · Show Low, AZ 85901

$65,900

1 bd · 1.0 ba · 432 sqft · Manufactured · 185 Days on market

Manufactured home Built 1996 Good condition $153/sqft · 31% below area Est $95k · 31% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

This 1-bedroom, 1-bath residence is located in Venture In, nestled in the White Mountains. The residence offers a well-sized kitchen and comes fully furnished. Updated in Summer 2025, the interior and exterior were painted and Jamestown Hickory waterproof luxury vinyl plank flooring was installed throughout. The bathroom features a step-in shower, new toilet, and updated faucets, along with new faucets in the kitchen sink.

Key facts

• Well-sized kitchen
• Screened-in porch
• Utility room

Tags

• WELL-SIZED KITCHEN
• MIRRORED CLOSET
• SCREENED-IN PORCH
• ARIZONA ROOM
• ENCLOSED BACK AREA
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.2% 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.
• Zoned schools: Nikolaus Homestead Elementary School (math 40% / reading 44%, grade F, #371 of 1,109 statewide, top 34%, 389 students, 42% FRL); Show Low Junior High School (math 29% / reading 34%, grade F, #78 of 218 statewide, top 36%, 587 students, 45% FRL); Show Low High School (math 22% / reading 37%, grade F, #120 of 381 statewide, top 34%, 877 students, 31% FRL).
• Market conditions: 1067 active listings in the ZIP; 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 $456 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.54% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $94,900
• List price: $65,900
• Delta: -30.56%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 N Clark Rd #142	0.15mi	1/1.0	399 (-8%)	13mo	$49,000	$123	69
270 N Clark Rd Unit Venture In 160	0.08mi	2/2.0 (+1)	450 (+4%)	27mo	$87,000	$193	60
1100 N 43Rd Loop	0.80mi	1/1.0	500 (+16%)	1mo	$94,900	$190	39
680 N 41St Dr	0.55mi	1/1.0	480 (+11%)	51mo	$150,000	$313	36
4650 W Cottage Loop	1.31mi	1/1.0	560 (+30%)	48mo	$269,000	$480	20
2221 W Rogers Dr	0.95mi	2/1.0 (+1)	551 (+28%)	50mo	$110,000	$200	15

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $11,462
• Equity at exit: $9,826

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $38,533
• Equity at exit: $5,698

Cash invested: $18,452 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85901

• Home prices YoY: -14.5%
• Active inventory: 1067
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $347

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 61%

Sensitivity live

Price	-10% $393	-5% $370	+0% $347	+5% $325	+10% $302
Rent	-10% $267	-5% $307	+0% $347	+5% $388	+10% $428
Rate	-1.0pp $381	-0.5pp $364	base $347	+0.5pp $330	+1.0pp $313

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: $16,475
• Closing costs: $1,977
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $65,900 Active 185 DOM
2. 2026-08-07
   days on market $65,900 Active 184 DOM
3. 2026-08-06
   days on market $65,900 Active 183 DOM
4. 2026-08-05
   days on market $65,900 Active 182 DOM
5. 2026-08-04
   days on market $65,900 Active 181 DOM
6. 2026-08-03
   days on market $65,900 Active 180 DOM
7. 2026-07-31
   days on market $65,900 Active 177 DOM
8. 2026-07-30
   days on market $65,900 Active 176 DOM
9. 2026-07-29
   days on market $65,900 Active 175 DOM
10. 2026-07-27
    days on market $65,900 Active 173 DOM
11. 2026-07-25
    days on market $65,900 Active 171 DOM
12. 2026-07-24
    days on market $65,900 Active 170 DOM
13. 2026-07-23
    days on market $65,900 Active 169 DOM
14. 2026-07-22
    days on market $65,900 Active 168 DOM
15. 2026-07-21
    pricedays on market $65,900 Active 167 DOM
16. 2026-07-18
    days on market $68,900 Active 164 DOM
17. 2026-07-16
    days on market $68,900 Active 162 DOM
18. 2026-07-15
    days on market $68,900 Active 161 DOM
19. 2026-07-14
    days on market $68,900 Active 160 DOM
20. 2026-07-13
    days on market $68,900 Active 159 DOM
21. 2026-07-12
    days on market $68,900 Active 158 DOM
22. 2026-07-12
    days on market $68,900 Active 157 DOM
23. 2026-07-11
    days on market $68,900 Active 156 DOM
24. 2026-07-09
    days on market $68,900 Active 155 DOM
25. 2026-07-09
    days on market $68,900 Active 154 DOM
26. 2026-07-07
    days on market $68,900 Active 153 DOM
27. 2026-07-06
    days on market $68,900 Active 152 DOM
28. 2026-07-05
    days on market $68,900 Active 151 DOM
29. 2026-07-04
    days on market $68,900 Active 150 DOM
30. 2026-07-03
    days on market $68,900 Active 149 DOM
31. 2026-07-02
    days on market $68,900 Active 148 DOM
32. 2026-07-01
    days on market $68,900 Active 147 DOM
33. 2026-06-30
    days on market $68,900 Active 146 DOM
34. 2026-06-29
    days on market $68,900 Active 145 DOM
35. 2026-06-28
    days on market $68,900 Active 144 DOM
36. 2026-06-27
    days on market $68,900 Active 143 DOM
37. 2026-06-26
    days on market $68,900 Active 141 DOM
38. 2026-06-22
    days on market $68,900 Active 138 DOM
39. 2026-06-21
    days on market $68,900 Active 137 DOM
40. 2026-06-19
    days on market $68,900 Active 135 DOM
41. 2026-06-18
    days on market $68,900 Active 134 DOM
42. 2026-06-17
    days on market $68,900 Active 133 DOM
43. 2026-06-16
    days on market $68,900 Active 132 DOM
44. 2026-06-15
    days on market $68,900 Active 131 DOM
45. 2026-06-14
    days on market $68,900 Active 129 DOM
46. 2026-06-12
    days on market $68,900 Active 128 DOM
47. 2026-06-09
    days on market $68,900 Active 125 DOM
48. 2026-06-08
    days on market $68,900 Active 124 DOM
49. 2026-06-07
    days on market $68,900 Active 123 DOM
50. 2026-06-07
    days on market $68,900 Active 122 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 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: $12,195
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,917
• Taxable income: $3,317
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,373/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $2,160–$6,480 screening

This 1-bedroom, 1-bath manufactured home in Venture In, White Mountains, is in good condition with recent updates and a good curb appeal. It's move-in ready with minor maintenance items to keep it in top shape.

Value-add opportunities

• Both Paint exterior annually — Maintains curb appeal and property value. ↑
• Rental Replace HVAC filter quarterly — Keeps the home comfortable and energy-efficient, attracting tenants. ↑
• Both Install smart thermostat — Improves energy efficiency and comfort, enhancing both resale and rental value. ↑
• Both Add smart locks — Enhances security and convenience, attracting buyers and tenants. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances comfort, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Nikolaus Homestead Elementary School F AZ #371/1,109 Nat'l #17,861/41,679 Middle Show Low Junior High School F AZ #78/218 Nat'l #8,497/14,009 High White Mountain Institute

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

C Composite livability gradescore 65/100

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
• County: Navajo · 105,760 people
• City population: 18,821
• Population (ZIP): 18,821
• Household income: $60,313
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

-5.6% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $68,900 WMMLS
• 2026-02-04 Listed $73,000 WMMLS