2761 W Owens St · Show Low, AZ 85901

$205,000

4 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 36 Days on market

Built 1994 7,405 sqft lot $114/sqft · 37% below area Est $327k · 37% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great investment opportunity. sold as is this manufactured home is in need of cosmetic finishes and can be used for personal home or rental market. Owners are motivated

Key facts

• 7,405 sq ft lot
• Built 1994
• Listed 35 days

Property features AI

Finance

• Other: Lot approximately 0.17 acres; Road maintenance by city; Private adjoins; Subdivision: Ellkins Acres; No lease land
• HOA & community: No HOA

Exterior

• Utilities: Public sewer; Metered water (COSL); Electric individual meter; Natural gas available; Cable TV available; Telephone available; Navopache service available
• Home design: Manufactured/Mobile home; Double wide; Single-story
• Construction: Manufactured construction; Metal pitched roof; Other foundation; Built by Stonebrook
• Exterior features: Deck; Covered deck; Front porch; Property surrounded by tall pines and trees; Street paved; Utility building; Chain link and wire fencing

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bathrooms: Full bath with tub/shower
• Heating & cooling: Forced air heating (natural gas); Window cooling unit; Electric water heater (over 30 gallons)
• Interior features: Vaulted ceiling; Skylight(s)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $6k 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 $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $150k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $326,942
• List price: $205,000
• Delta: -37.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 S 29th Ave	0.24mi	3/2.0 (-1)	1,792 (0%)	2mo	$120,000	$67	82
2770 W Whipple	0.21mi	3/2.0 (-1)	1,792 (0%)	7mo	$290,000	$162	80
2095 W Stratton	0.47mi	4/2.0	1,792 (0%)	10mo	$340,000	$190	70
651 S 25th Ave	0.22mi	3/2.0 (-1)	1,920 (+7%)	5mo	$335,000	$174	69
1221 S Cherokee Dr	0.59mi	3/3.0 (-1)	1,792 (0%)	1mo	$450,000	$251	62
2340 W Hacienda Way	0.39mi	3/2.0 (-1)	1,703 (-5%)	10mo	$339,000	$199	60
1000 S Cherokee Dr	0.44mi	3/3.0 (-1)	1,752 (-2%)	9mo	$510,000	$291	59
2161 W Stratton	0.42mi	3/3.0 (-1)	1,848 (+3%)	9mo	$359,000	$194	59
2455 W Whipple	0.31mi	4/2.0	1,560 (-13%)	7mo	$374,900	$240	58
3198 W Young --	0.34mi	3/2.0 (-1)	1,620 (-10%)	8mo	$325,000	$201	57
1241 S Deer Ln	0.65mi	3/2.0 (-1)	1,664 (-7%)	9mo	$430,000	$258	45
2041 W Pineview Dr	0.61mi	3/2.0 (-1)	2,016 (+12%)	2mo	$499,000	$248	44

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $36,198
• Equity at exit: $30,566

10-year hold

• IRR: 24.3%
• Equity multiple: 3.11×
• Total profit: $121,038
• Equity at exit: $17,725

Cash invested: $57,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,172 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,089

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 61%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.72mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	43d	1	0.82mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	13d	1	0.83mi
660 S 6th Ave Show Low, AZ	4.0	2.0	2000	$2,300	$1.15	43d	1	1.31mi

Listing history 24 events

1. 2026-06-19
   days on market $205,000 Active 36 DOM
2. 2026-06-18
   days on market $205,000 Active 35 DOM
3. 2026-06-17
   days on market $205,000 Active 34 DOM
4. 2026-06-16
   days on market $205,000 Active 33 DOM
5. 2026-06-15
   days on market $205,000 Active 32 DOM
6. 2026-06-14
   days on market $205,000 Active 30 DOM
7. 2026-06-12
   days on market $205,000 Active 29 DOM
8. 2026-06-09
   days on market $205,000 Active 26 DOM
9. 2026-06-08
   days on market $205,000 Active 25 DOM
10. 2026-06-07
    days on market $205,000 Active 24 DOM
11. 2026-06-07
    days on market $205,000 Active 23 DOM
12. 2026-06-04
    days on market $205,000 Active 20 DOM
13. 2026-06-02
    days on market $205,000 Active 19 DOM
14. 2026-06-01
    days on market $205,000 Active 18 DOM
15. 2026-05-31
    days on market $205,000 Active 17 DOM
16. 2026-05-31
    days on market $205,000 Active 16 DOM
17. 2026-05-14
    listed $205,000 Active 168-char remark
18. 2025-04-23
    soldstatus $150,000 Closed 536-char remark

    Show marketing remark (536 chars)

    Introducing a charming 4-bedroom, 2-bath manufactured home nestled among majestic tall pines. Also lots of fruit trees. Priced right for repairs needed. This home offers spacious living areas, perfect for creating your ideal sanctuary. Enjoy the fresh mountain air and scenic views from the inviting front porch, where you can relax and take in the beauty of the surroundings. This home combines comfort and nature, making it an ideal retreat for those who love the outdoors. Don't miss the chance to make this peaceful haven your own!

19. 2025-04-23
    soldstatus $150,000

    Show marketing remark (536 chars)

    Introducing a charming 4-bedroom, 2-bath manufactured home nestled among majestic tall pines. Also lots of fruit trees. Priced right for repairs needed. This home offers spacious living areas, perfect for creating your ideal sanctuary. Enjoy the fresh mountain air and scenic views from the inviting front porch, where you can relax and take in the beauty of the surroundings. This home combines comfort and nature, making it an ideal retreat for those who love the outdoors. Don't miss the chance to make this peaceful haven your own!

20. 2025-04-13
    status Pending 536-char remark

    Show marketing remark (536 chars)

    Introducing a charming 4-bedroom, 2-bath manufactured home nestled among majestic tall pines. Also lots of fruit trees. Priced right for repairs needed. This home offers spacious living areas, perfect for creating your ideal sanctuary. Enjoy the fresh mountain air and scenic views from the inviting front porch, where you can relax and take in the beauty of the surroundings. This home combines comfort and nature, making it an ideal retreat for those who love the outdoors. Don't miss the chance to make this peaceful haven your own!

21. 2025-02-04
    price $195,000 536-char remark

    Show marketing remark (536 chars)

    Introducing a charming 4-bedroom, 2-bath manufactured home nestled among majestic tall pines. Also lots of fruit trees. Priced right for repairs needed. This home offers spacious living areas, perfect for creating your ideal sanctuary. Enjoy the fresh mountain air and scenic views from the inviting front porch, where you can relax and take in the beauty of the surroundings. This home combines comfort and nature, making it an ideal retreat for those who love the outdoors. Don't miss the chance to make this peaceful haven your own!

22. 2024-08-08
    listed $210,000 Active 536-char remark

    Show marketing remark (536 chars)

    Introducing a charming 4-bedroom, 2-bath manufactured home nestled among majestic tall pines. Also lots of fruit trees. Priced right for repairs needed. This home offers spacious living areas, perfect for creating your ideal sanctuary. Enjoy the fresh mountain air and scenic views from the inviting front porch, where you can relax and take in the beauty of the surroundings. This home combines comfort and nature, making it an ideal retreat for those who love the outdoors. Don't miss the chance to make this peaceful haven your own!

23. 2018-09-11
    soldstatus $53,900
24. 2014-08-08
    soldstatus $905,000

ⓘ 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 · 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: $38,064
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$5,964
• Taxable income: $10,427
• Est. tax owed @ 24.0%: −$2,502
• After-tax cash flow: $10,567/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

-77.3% since first listed

9 events — show timeline

• 2026-05-16 Listed $205,000 ARMLS
• 2026-05-14 Listed $205,000 WMMLS
• 2025-04-23 Sold (Public Records) $150,000 Public Records
• 2025-04-23 Sold (MLS) $150,000 WMMLS
• 2025-04-13 Pending — WMMLS
• 2025-02-04 Price Changed $195,000 WMMLS
• 2024-08-08 Listed $210,000 WMMLS
• 2018-09-11 Sold (Public Records) $53,900 Public Records
• 2014-08-08 Sold (Public Records) $905,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $259 · +4.2% YoY. Source: county tax records.