704 S Voigt St · Springerville, AZ 85938

$125,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 15 Days on market

Built 1947 0.97 ac lot

---

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 +25.2/30.0
• DSCR +8.3/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is a great opportunity to own your own home for less than rent. This home is ready for you. Bring the toys and pets. Seller must comply with HUD guidelines 24 CFR 206.125

Key facts

• Barn
• Dead end road
• Mature trees

Tags

• DEAD END ROAD
• MULTIPLE OUT BUILDINGS
• BARN
• MATURE TREES

Property features AI

Finance

• Other: Approximately 0.97 acre lot; Not lease land; Subdivision: Springerville Townsite; Directions: Turn South on Pima, left on Maricopa, right on Voigt
• HOA & community: No HOA

Exterior

• Parking: Detached 2-car garage; Has garage
• Utilities: Septic tank; Water available; Power available; Individual-metered electric; Propane available; Bottled gas available; Navopache service
• Home design: Site-built home; One level
• Construction: Wood frame construction; Stemwall foundation; Metal pitched roof
• Exterior features: Barn/Stable; Panoramic views; Partly fenced; Mostly private property; City-maintained road access; Trees on the property

Interior

• Kitchen: Electric range; Refrigerator; Breakfast bar; Eat-in kitchen
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Full bathroom with shower and tub/shower
• Heating & cooling: Electric heating; ETS; Bottled gas; Wood heating
• Interior features: Fireplace in the living room; Mud room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#143 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment C-, schools F, amenities F.
• Round Valley Unified District (4155) (town): math 29% / reading 33% proficiency, ranked #105 of 249 in AZ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 99 units permitted in Apache County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.4% local appreciation)).
• Apache County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $125k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $312,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
756 S Voigt St	0.09mi	3/2.0	1,653 (-4%)	20mo	$170,000	$103	72
734 E Mason Dr	0.45mi	3/2.0	1,620 (-6%)	6mo	$199,999	$123	64
341 Udall St	0.53mi	3/2.0	1,607 (-6%)	15mo	$294,500	$183	52
312 Udall St	0.58mi	3/2.5	1,800 (+5%)	14mo	$349,000	$194	51
235 E 5th Ave	0.64mi	3/2.0	1,516 (-12%)	14mo	$375,000	$247	39
367 N Garth Dr	0.74mi	4/2.0 (+1)	1,886 (+10%)	6mo	$342,500	$182	38
312 N Renee St	0.67mi	4/2.0 (+1)	1,843 (+7%)	16mo	$315,000	$171	38

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

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.41×
• Total profit: $49,268
• Equity at exit: $73,742

10-year hold

• IRR: 21.2%
• Equity multiple: 4.78×
• Total profit: $132,298
• Equity at exit: $129,740

Cash invested: $35,000 (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 85938

• Home prices YoY: 2.7%
• Active inventory: 32
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $279

Break-even live

Break-even rent $964

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $350	-5% $314	+0% $279	+5% $244	+10% $208
Rent	-10% $175	-5% $227	+0% $279	+5% $331	+10% $383
Rate	-1.0pp $342	-0.5pp $311	base $279	+0.5pp $247	+1.0pp $214

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $125,000 Active 15 DOM
2. 2026-06-18
   days on market $125,000 Active 14 DOM
3. 2026-06-17
   days on market $125,000 Active 13 DOM
4. 2026-06-16
   days on market $125,000 Active 12 DOM
5. 2026-06-15
   days on market $125,000 Active 11 DOM
6. 2026-06-14
   days on market $125,000 Active 9 DOM
7. 2026-06-12
   days on market $125,000 Active 8 DOM
8. 2026-06-09
   days on market $125,000 Active 5 DOM
9. 2026-06-08
   days on market $125,000 Active 4 DOM
10. 2026-06-07
    days on market $125,000 Active 3 DOM
11. 2026-06-07
    remarks 189-char remark
12. 2026-06-07
    listed $125,000 Active 2 DOM

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$176/yr (+$15/mo · 27.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,808
• − Mortgage interest: −$7,002
• − Property taxes: −$649
• − Insurance: −$625
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,636
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,020/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: Round Valley Unified District (4155)
• NCES district ID: 0407130
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -14.00%
• Median HH income: $47,656
• Composite: 26.8/100
• National rank: #7117
• State rank: #105 of 249 in AZ

Livability — Springerville

• Score: 62/100
• State rank: #143
• US rank: #17057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springerville, AZ
• Population (ZIP): 2,079

Population outlook (Apache County) Hauer SSP2

• Today (2025): 70,338 people
• By 2030: 69,279 · -1.5%
• By 2040: 66,449 · -5.5%
• By 2050: 61,904 · -12.0%
• By 2075: 47,639 · -32.3%
• By 2100: 30,279 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 25% Two or more races 14% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Slovak 6% Lithuanian 5% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 3%

Political lean MEDSL · Apache

• 2024 margin: D (+19.0) · D 58.9% · R 40.0% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: 28.2pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+33.7 2016: D+36.9 2012: D+33.9 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 201.7782
• 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

+56.6% since first listed

2 events — show timeline

• 2026-06-04 Listed $125,000 WMMLS
• 2021-09-13 Sold (MLS) $79,800 WMMLS

Property tax history

+8.9%/yr

Latest (2025): $649 · +6.4% YoY. Source: county tax records.