3933 AZ Highway 260 Space # 242 · Star Valley, AZ 85541

$149,500

2 bd · 1.0 ba · 768 sqft · Manufactured · 73 Days on market

Built 2024 Good condition $195/sqft · 73% above area

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY OPEN FLOOR PLAN/split bedrooms/AZ SCREENED PORCH/CARPORT! Owner relocating - Second home or primary residence in the quiet Lamplighter community. Enjoy the cooler weather during the summer. Some personal items for the buyer on a separate bill of sale could also be included. Great kitchen and open living area. AZ screened in porch. Covered carport parking. Large primary bedroom and a second bedroom large enough for a queen bed or an office etc. Fridge, washer, dryer can all stay. 55+ community, Park rent $570 water trash cable included. Don't miss this wonderful place!

Key facts

• Move in ready
• Az screened in porch
• Garage

Tags

• MOVE IN READY
• QUIET LAMPLIGHTER COMMUNITY
• AZ SCREENED IN PORCH
• COVERED CARPORT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.8% in Star Valley — 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 44/100 on livability (#380 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Payson Unified District (4209) (town): math 20% / reading 32% proficiency, ranked #138 of 249 in AZ (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 706 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $86,190
• List price: $149,500
• Delta: 73.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3933 Lamplighter Rv #125	0.06mi	1/1.0 (-1)	660 (-14%)	1mo	$111,000	$168	68
16 N Star Vale Drive Dr #44	0.34mi	2/1.5	784 (+2%)	16mo	$88,400	$113	65
16 N Star Vale Rd Unit 114B	0.34mi	2/2.0	720 (-6%)	13mo	$115,000	$160	59
190 N Cornerstone Way #42	0.42mi	2/1.0	720 (-6%)	14mo	$105,000	$146	58
3933 E Hwy 260 -- #211	0.10mi	1/1.0 (-1)	660 (-14%)	16mo	$82,900	$126	53
3680 W State Hwy 260 Hwy Unit C29	0.31mi	1/1.0 (-1)	685 (-11%)	15mo	$54,500	$80	50
190 N Cornerstone Way #47	0.39mi	2/2.0	840 (+9%)	24mo	$35,000	$42	42
93 N Sky Run Ln #4	0.70mi	1/1.0 (-1)	720 (-6%)	23mo	$135,000	$188	32

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-16,459
• Equity at exit: $22,291

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,151
• Equity at exit: $12,926

Cash invested: $41,860 (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 85541

• Home prices YoY: -6.6%
• Active inventory: 706
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $121

Break-even live

Break-even rent $1,394

Max offer price $149,500

Occupancy floor 87%

Sensitivity live

Price	-10% $224	-5% $173	+0% $121	+5% $69	+10% $18
Rent	-10% $-1	-5% $60	+0% $121	+5% $182	+10% $243
Rate	-1.0pp $196	-0.5pp $159	base $121	+0.5pp $82	+1.0pp $43

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $149,500 Active 73 DOM
2. 2026-06-19
   days on market $149,500 Active 71 DOM
3. 2026-06-18
   days on market $149,500 Active 70 DOM
4. 2026-06-17
   days on market $149,500 Active 69 DOM
5. 2026-06-16
   remarks 673-char remark
6. 2026-06-16
   statusdays on marketlisting id $149,500 Active 68 DOM
7. 2026-06-15
   days on market $149,500 Under Contract Accepting Backups 70 DOM
8. 2026-06-14
   days on market $149,500 Under Contract Accepting Backups 68 DOM
9. 2026-06-12
   days on market $149,500 Under Contract Accepting Backups 67 DOM
10. 2026-06-09
    days on market $149,500 Under Contract Accepting Backups 64 DOM
11. 2026-06-08
    days on market $149,500 Under Contract Accepting Backups 63 DOM
12. 2026-06-07
    days on market $149,500 Under Contract Accepting Backups 62 DOM
13. 2026-06-03
    days on market $149,500 Under Contract Accepting Backups 58 DOM
14. 2026-06-02
    days on market $149,500 Under Contract Accepting Backups 57 DOM
15. 2026-06-01
    days on market $149,500 Under Contract Accepting Backups 56 DOM
16. 2026-05-31
    days on market $149,500 Under Contract Accepting Backups 55 DOM
17. 2026-05-31
    days on market $149,500 Under Contract Accepting Backups 54 DOM
18. 2026-05-18
    historical Under Contract Accepting Backups 590-char remark

    Show marketing remark (590 chars)

    MOVE IN READY OPEN FLOOR PLAN/split bedrooms/AZ SCREENED PORCH/CARPORT! Owner relocating - Second home or primary residence in the quiet Lamplighter community. Enjoy the cooler weather during the summer. Some personal items for the buyer on a separate bill of sale could also be included. Great kitchen and open living area. AZ screened in porch. Covered carport parking. Large primary bedroom and a second bedroom large enough for a queen bed or an office etc. Fridge, washer, dryer can all stay. 55+ community, Park rent $570 water trash cable included. Don't miss this wonderful place!

19. 2026-04-09
    listed $149,500 Active 673-char remark

    Show marketing remark (673 chars)

    MOVE IN READY OPEN LIVING AREA/SPLIT bedrooms/CARPORT/AZ SCREENED in PORCH ! Owner relocating - Second home or primary residence in the quiet lamplighter community. Enjoy the cooler weather during the summer. Some personal items for the buyer on a separate bill of sale could also be included. Great kitchen and open living area. AZ screened in porch/entertaining area with outside door. Covered carport parking. Large primary bedroom fits a king - Second bedroom large enough for a queen bed or make it an office. Fridge, Washer, dryer, can all stay. 55+ community must apply for park approval - Park Rent $ 570 water trash cable included. Don't miss this wonderful place.

20. 2026-04-06
    listed $149,500 Active 590-char remark

    Show marketing remark (590 chars)

    MOVE IN READY OPEN FLOOR PLAN/split bedrooms/AZ SCREENED PORCH/CARPORT! Owner relocating - Second home or primary residence in the quiet Lamplighter community. Enjoy the cooler weather during the summer. Some personal items for the buyer on a separate bill of sale could also be included. Great kitchen and open living area. AZ screened in porch. Covered carport parking. Large primary bedroom and a second bedroom large enough for a queen bed or an office etc. Fridge, washer, dryer can all stay. 55+ community, Park rent $570 water trash cable included. Don't miss this wonderful place!

21. 2025-09-12
    soldstatus $141,000 Closed
22. 2025-09-05
    status Pending
23. 2025-08-06
    listed $149,500 Active

ⓘ 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 10/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $18,561
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$1,562
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,349
• Taxable loss: −$936
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,676/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Clean windows — Improves natural light and air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Clean windows — Improves natural light and air circulation ↑

ⓘ 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: Payson Unified District (4209)
• NCES district ID: 0406070
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $41,440
• Composite: 22.03/100
• National rank: #8200
• State rank: #138 of 249 in AZ

Livability — Star Valley

• Score: 44/100
• State rank: #380
• US rank: #26699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star Valley, AZ
• County: Gila County · 23,382 people
• Metro: Payson, AZ
• Population (ZIP): 23,382
• Household income: $66,383
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 523.0

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.47%
• Current HPI: 416.4005
• Rent YoY: —
• Metro: Payson, AZ
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-18 Contingent — ARMLS
• 2026-04-09 Listed $149,500 CAAR
• 2026-04-06 Listed $149,500 ARMLS
• 2025-09-12 Sold (MLS) $141,000 CAAR
• 2025-09-05 Pending — CAAR
• 2025-08-06 Listed $149,500 CAAR