93 N Erickson Ave · Parks, AZ 86018

$179,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 60 Days on market

Built 1998 0.28 ac lot

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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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Wonderful off grid home with beautiful pine trees. Close to I40. Close to Flagstaff, Williams, Bearizona, Grand Canyon and more. Off grid Features include a 15kilowatt solar system, 8 lithium back up batteries. Minimal generator backup needed in the winter. APS power available on site but not currently connected. Star Link Internet. Solar panels. Wood fire stove. 72k of the original private note could be transferred to a new buyer. Terms of note available upon request. Making this a sort of seller carry with a large enough down payment.

Key facts

• Star link internet
• Wood fire stove
• Solar panels

Tags

• 15 KILOWATT SOLAR SYSTEM
• 8 LITHIUM BACK UP BATTERIES
• SOLAR PANELS
• WOOD FIRE STOVE
• STAR LINK INTERNET

Property features AI

Finance

• Financial info: Current financing: Private, assume - no qualify
• HOA & community: No association fees

Exterior

• Parking: Direct access
• Utilities: Water hauled; Septic system (septic tank; connected); Other utilities
• Home design: Manufactured/mobile home; Fee simple ownership; Gravel road access; Private maintained road
• Construction: Other construction materials; Other roof
• Exterior features: Shed(s); Wood fencing (see remarks); Dirt front and back

Interior

• Kitchen: Refrigerator; Laminate countertops
• Bedrooms: 3 bedrooms (possible)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Cooling present (other; see remarks)
• Interior features: Double vanity; Eat-in kitchen; Laminate counters
• Laundry & utility: Washer/dryer hookup only; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $71 ($854/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.5% below list).
• Recommended offer: $166k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#138 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, cost of living D-.
• Maine Consolidated School District (4199) (rural): math 50% / reading 45% proficiency, ranked #139 of 501 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maine Consolidated School (math 32% / reading 42%, grade F, #438 of 1,109 statewide, top 41%, 137 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 31 active listings in the ZIP; 698 units permitted in Coconino County in 2024 (354 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Coconino County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $180k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $166,379 (7.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $567,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13270 Ghost Train Trl	0.46mi	2/1.0 (-1)	1,030 (-11%)	1mo	$508,000	$493	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $102,535
• Equity at exit: $162,068

10-year hold

• IRR: 22.5%
• Equity multiple: 6.92×
• Total profit: $298,434
• Equity at exit: $349,506

Cash invested: $50,372 (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 86018

• Home prices YoY: 29.7%
• Active inventory: 31
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $71

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 91%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $179,900 Active 60 DOM
2. 2026-06-18
   days on market $179,900 Active 59 DOM
3. 2026-06-17
   days on market $179,900 Active 58 DOM
4. 2026-06-16
   days on market $179,900 Active 57 DOM
5. 2026-06-15
   days on market $179,900 Active 56 DOM
6. 2026-06-14
   pricedays on market $179,900 Active 54 DOM
7. 2026-06-13
   days on market $189,900 Active 53 DOM
8. 2026-06-10
   days on market $189,900 Active 51 DOM
9. 2026-06-09
   days on market $189,900 Active 50 DOM
10. 2026-06-08
    days on market $189,900 Active 49 DOM
11. 2026-06-07
    pricedays on market $189,900 Active 48 DOM
12. 2026-06-05
    days on market $199,900 Active 45 DOM
13. 2026-06-03
    days on market $199,900 Active 44 DOM
14. 2026-06-02
    days on market $199,900 Active 43 DOM
15. 2026-06-01
    days on market $199,900 Active 42 DOM
16. 2026-05-31
    days on market $199,900 Active 41 DOM
17. 2026-05-30
    days on market $199,900 Active 40 DOM
18. 2026-05-18
    price $220,000
19. 2026-05-06
    price $245,000
20. 2026-04-20
    listed $265,000 Active
21. 2024-02-28
    soldstatus $74,600

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,965
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,233
• Taxable loss: −$2,138
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,367/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: Maine Consolidated School District (4199)
• NCES district ID: 0404530
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $56,570
• Composite: 43.47/100
• National rank: #6465
• State rank: #139 of 501 in AZ

Livability — Parks

• Score: 62/100
• State rank: #138
• US rank: #16758

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parks, AZ
• City population: 1,022
• Population (ZIP): 1,022

Population outlook (Coconino County) Hauer SSP2

• Today (2025): 150,645 people
• By 2030: 156,857 · +4.1%
• By 2040: 168,714 · +12.0%
• By 2050: 181,082 · +20.2%
• By 2075: 218,399 · +45.0%
• By 2100: 238,853 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Scottish 4% Lithuanian 3%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Coconino

• 2024 margin: D (+19.9) · D 59.2% · R 39.4% · Other 1.4%
• 2008→2024 swing: +2.9pp toward D · 2008: 17.0pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.1 2016: D+19.4 2012: D+14.9 2008: D+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 109.08%
• Current HPI: 476.488
• 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

+194.9% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $220,000 ARMLS
• 2026-05-06 Price Changed $245,000 ARMLS
• 2026-04-20 Listed $265,000 ARMLS
• 2024-02-28 Sold (Public Records) $74,600 Public Records

Property tax history

-13.0%/yr

Latest (2025): $37 · -28.2% YoY. Source: county tax records.