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

$68,900

1 bd · 1.0 ba · 432 sqft · Manufactured · 135 Days on market

Built 1996 Good condition $159/sqft · 46% above area Est $47k · 46% over ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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. Additional space includes: A large screened-in porch Arizona room with TV Backyard with a 2025-installed white vinyl privacy fence, patio paver area, and propane fire pit Utility room with washer, dryer, and washtub sink Experience seasonal living with access to community amenities including pickleball courts, a craft room, library, and billiards/gam

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 $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 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 $476 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($61k) 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 $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 1.87% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.67%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $47,187
• List price: $68,900
• Delta: 46.01%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale 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%)	12mo	$49,000	$123	71

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: 29.0%
• Equity multiple: 2.21×
• Total profit: $23,330
• Equity at exit: $10,273

10-year hold

• IRR: 36.4%
• Equity multiple: 4.36×
• Total profit: $64,786
• Equity at exit: $5,957

Cash invested: $19,292 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $541

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 53%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $68,900 Active 135 DOM
2. 2026-06-18
   days on market $68,900 Active 134 DOM
3. 2026-06-17
   days on market $68,900 Active 133 DOM
4. 2026-06-16
   days on market $68,900 Active 132 DOM
5. 2026-06-15
   days on market $68,900 Active 131 DOM
6. 2026-06-14
   days on market $68,900 Active 129 DOM
7. 2026-06-12
   days on market $68,900 Active 128 DOM
8. 2026-06-09
   days on market $68,900 Active 125 DOM
9. 2026-06-08
   days on market $68,900 Active 124 DOM
10. 2026-06-07
    days on market $68,900 Active 123 DOM
11. 2026-06-07
    days on market $68,900 Active 122 DOM
12. 2026-06-04
    days on market $68,900 Active 119 DOM
13. 2026-06-02
    days on market $68,900 Active 118 DOM
14. 2026-06-01
    days on market $68,900 Active 117 DOM
15. 2026-05-31
    days on market $68,900 Active 116 DOM
16. 2026-05-31
    days on market $68,900 Active 115 DOM
17. 2026-03-18
    price $68,900 779-char remark

    Show marketing remark (779 chars)

    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. Additional space includes: A large screened-in porch Arizona room with TV Backyard with a 2025-installed white vinyl privacy fence, patio paver area, and propane fire pit Utility room with washer, dryer, and washtub sink Experience seasonal living with access to community amenities including pickleball courts, a craft room, library, and billiards/gam

18. 2026-02-04
    listed $73,000 Active 779-char remark

    Show marketing remark (779 chars)

    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. Additional space includes: A large screened-in porch Arizona room with TV Backyard with a 2025-installed white vinyl privacy fence, patio paver area, and propane fire pit Utility room with washer, dryer, and washtub sink Experience seasonal living with access to community amenities including pickleball courts, a craft room, library, and billiards/gam

ⓘ 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: $15,455
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,004
• Taxable income: $5,740
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $5,118/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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: 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

-5.6% since first listed

2 events — show timeline

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