2260 W Park Valley Rd · Show Low, AZ 85901

$299,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 38 Days on market

Built 1999 8,276 sqft lot $198/sqft · 8% below area Est $326k · 8% under

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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 +26.1/30.0
• ARV discount +11.2/15.0
• DSCR +8.8/10.0
• 1% rule +5.6/10.0
• 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

Newly remodeled and move in ready! This sweet home has a wonderful split bedroom floorpan, a dining room/living room combo and an eat in kitchen. Both bathrooms have been completely updated. New kitchen countertops and backsplash. New flooring throughout, freshly painted interior and a new roof. The front deck is 24x12, so there is plenty of outdoor living space. There is a 12x10 shed in the backyard along with a raised bed garden. Fully fenced backyard and RV/boat parking. It is also located within walking distance to the city park and the community college. Come view this gem of a home before it's gone! CASH/CONVENTIONAL LOAN ONLY. Located in a flood zone. Owner /Agent.

Key facts

• Eat in kitchen
• New flooring
• Updated bathrooms

Tags

• SPLIT BEDROOM FLOORPAN
• DINING ROOM LIVING ROOM COMBO
• EAT IN KITCHEN
• UPDATED BATHROOMS
• NEW KITCHEN COUNTERTOPS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $299k implies a 427% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.06% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.9

CMA / ARV

• ARV (median comp): $325,730
• List price: $299,000
• Delta: -8.21%
• 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
2455 W Whipple	0.23mi	4/2.0 (+1)	1,560 (+3%)	7mo	$374,900	$240	74
1061 S Hacienda Pines Dr	0.29mi	2/2.0 (-1)	1,500 (-1%)	9mo	$395,000	$263	72
2899 W Whipple St	0.36mi	2/2.0 (-1)	1,440 (-5%)	0mo	$155,000	$108	70
2380 W Zuni Ct	0.36mi	3/2.0	1,482 (-2%)	13mo	$369,750	$249	69
640 S 27th Ave	0.26mi	3/2.0	1,345 (-11%)	4mo	$273,000	$203	67
2340 W Hacienda Way	0.21mi	3/2.0	1,703 (+13%)	10mo	$339,000	$199	61
1100 S Fox Ln	0.39mi	2/2.0 (-1)	1,456 (-4%)	13mo	$410,000	$282	60
2820 W Reidhead	0.34mi	3/2.0	1,350 (-11%)	10mo	$320,000	$237	58
1241 S Deer Ln	0.41mi	3/2.0	1,664 (+10%)	9mo	$430,000	$258	57
3030 W Young --	0.48mi	3/2.0	1,345 (-11%)	4mo	$325,000	$242	56
3198 W Young --	0.57mi	3/2.0	1,620 (+7%)	8mo	$325,000	$201	55
3051 W Young	0.51mi	2/2.0 (-1)	1,344 (-11%)	9mo	$295,900	$220	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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-27,599
• Equity at exit: $44,582

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $3,146
• Equity at exit: $25,852

Cash invested: $83,720 (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 85901

• Home prices YoY: -14.5%
• Active inventory: 891
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,172 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $326

Break-even live

Break-even rent $2,760

Max offer price $299,000

Occupancy floor 85%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	13d	1	0.46mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	13d	1	0.97mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	43d	1	0.97mi
660 S 6th Ave Show Low, AZ	4.0	2.0	2000	$2,300	$1.15	43d	1	1.02mi
341 N 4th Ave Show Low, AZ	4.0	2.0	1792	$2,195	$1.22	13d	1	1.31mi

Listing history 11 events

1. 2026-06-19
   days on market $299,000 Active 38 DOM
2. 2026-06-18
   pricestatus $299,000 Active 37 DOM
3. 2026-05-31
   status $305,000 Pending 37 DOM
4. 2026-05-31
   days on market $305,000 Active 37 DOM
5. 2026-05-31
   days on market $305,000 Active 36 DOM
6. 2026-04-28
   status Active 682-char remark

   Show marketing remark (682 chars)

   Newly remodeled and move in ready! This sweet home has a wonderful split bedroom floorpan, a dining room/living room combo and an eat in kitchen. Both bathrooms have been completely updated. New kitchen countertops and backsplash. New flooring throughout, freshly painted interior and a new roof. The front deck is 24x12, so there is plenty of outdoor living space. There is a 12x10 shed in the backyard along with a raised bed garden. Fully fenced backyard and RV/boat parking. It is also located within walking distance to the city park and the community college. Come view this gem of a home before it's gone! CASH/CONVENTIONAL LOAN ONLY. Located in a flood zone. Owner /Agent.

7. 2026-04-20
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Newly remodeled and move in ready! This sweet home has a wonderful split bedroom floorpan, a dining room/living room combo and an eat in kitchen. Both bathrooms have been completely updated. New kitchen countertops and backsplash. New flooring throughout, freshly painted interior and a new roof. The front deck is 24x12, so there is plenty of outdoor living space. There is a 12x10 shed in the backyard along with a raised bed garden. Fully fenced backyard and RV/boat parking. It is also located within walking distance to the city park and the community college. Come view this gem of a home before it's gone! CASH/CONVENTIONAL LOAN ONLY. Located in a flood zone. Owner /Agent.

8. 2026-04-17
   listed $310,000 Active 682-char remark

   Show marketing remark (682 chars)

   Newly remodeled and move in ready! This sweet home has a wonderful split bedroom floorpan, a dining room/living room combo and an eat in kitchen. Both bathrooms have been completely updated. New kitchen countertops and backsplash. New flooring throughout, freshly painted interior and a new roof. The front deck is 24x12, so there is plenty of outdoor living space. There is a 12x10 shed in the backyard along with a raised bed garden. Fully fenced backyard and RV/boat parking. It is also located within walking distance to the city park and the community college. Come view this gem of a home before it's gone! CASH/CONVENTIONAL LOAN ONLY. Located in a flood zone. Owner /Agent.

9. 2012-06-29
   soldstatus $56,750 290-char remark

   Show marketing remark (290 chars)

   This adotrable home is ready for you to move in. A generous sized common area and open spacious kitchen. The fenced back yard will invite you to head outdoors for the BBQ and to enjoy the wonderful weather of the White Mountains. Don't let this great home slip away. First look ends 2/17/12

10. 2005-10-05
    soldstatus $107,000
11. 1998-07-01
    soldstatus $15,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: +$1,237/yr (+$103/mo · 168.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% 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: $38,066
• − Mortgage interest: −$16,749
• − Property taxes: −$736
• − Insurance: −$6,614
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$8,698
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $4,104/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

+1966.7% since first listed

6 events — show timeline

• 2026-04-28 Relisted — WMMLS
• 2026-04-20 Pending — WMMLS
• 2026-04-17 Listed $310,000 WMMLS
• 2012-06-29 Sold (MLS) $56,750 WMMLS
• 2005-10-05 Sold (Public Records) $107,000 Public Records
• 1998-07-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $736 · +4.1% YoY. Source: county tax records.