2681 W Reidhead · Show Low, AZ 85901

$324,900

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 213 Days on market

Built 1977 7,405 sqft lot $240/sqft · 30% below area Est $524k · 38% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• 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

Imagine escaping the hustle and bustle of busy life and just watching the world go by from a cozy retreat nestled in the tall pines of a quite neighborhood. Home has been lovingly cared for by the same family for over 40 Years, and was used as an occasional get away. It's clean, its cozy and its TURN KEY!! All you need are your bags! Perfect for year round living or part time living in the cool mountain air. Inside the home you will find the conditions to be clean ,well taken care of and spacious with plenty of room for family gatherings. Did we mention an Arizona Room? The spacious fenced yard is also well taken care of and there is plenty of storage space with a generously sized shed. No HOA, room for your RV, or boat! New exterior paint and a new roof last year.

Key facts

• Spacious fenced yard
• New exterior paint
• Arizona room

Tags

• ARIZONA ROOM
• SPACIOUS FENCED YARD
• GENEROUSLY SIZED SHED
• NEW EXTERIOR PAINT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $10k 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 213 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $325k implies a 606% 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 $285,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $523,896
• List price: $324,900
• Delta: -37.98%
• 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
1041 S Pinon Cir	0.37mi	3/2.0	1,426 (+5%)	3mo	$530,000	$372	72
3111 W Lodgepole Ln	0.42mi	3/2.0	1,436 (+6%)	1mo	$580,000	$404	70
2641 W Maple Ln W	0.40mi	3/2.0	1,491 (+10%)	3mo	$520,000	$349	62
1720 W Huning	0.73mi	3/2.0	1,380 (+2%)	8mo	$390,000	$283	56
1700 W Mcneil --	0.71mi	2/2.0 (-1)	1,382 (+2%)	7mo	$275,000	$199	52
2821 W Maple Ln	0.37mi	2/2.0 (-1)	1,190 (-12%)	9mo	$447,000	$376	50
1801 W Miller	0.62mi	3/2.0	1,512 (+12%)	4mo	$375,000	$248	49
381 N Retreat Dr	0.72mi	3/2.0	1,493 (+10%)	9mo	$601,250	$403	42
420 N Retreat Way	0.74mi	3/2.0	1,493 (+10%)	9mo	$580,000	$388	42
371 S 16Th Ave	0.68mi	3/2.0	1,512 (+12%)	9mo	$399,999	$265	41
2070 N Bison Pass Ct	0.70mi	2/2.0 (-1)	1,232 (-9%)	9mo	$427,500	$347	40
340 N Retreat Dr	0.70mi	2/2.0 (-1)	1,162 (-14%)	8mo	$480,000	$413	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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-10,424
• Equity at exit: $48,444

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $44,950
• Equity at exit: $28,091

Cash invested: $90,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,326 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $665

Break-even live

Break-even rent $2,484

Max offer price $324,900

Occupancy floor 75%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.68mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	43d	1	0.90mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	13d	1	0.90mi

Listing history 21 events

1. 2026-06-19
   days on market $324,900 Active 213 DOM
2. 2026-06-18
   days on market $324,900 Active 212 DOM
3. 2026-06-17
   days on market $324,900 Active 211 DOM
4. 2026-06-16
   days on market $324,900 Active 210 DOM
5. 2026-06-15
   days on market $324,900 Active 209 DOM
6. 2026-06-14
   days on market $324,900 Active 207 DOM
7. 2026-06-12
   days on market $324,900 Active 206 DOM
8. 2026-06-09
   days on market $324,900 Active 203 DOM
9. 2026-06-08
   days on market $324,900 Active 202 DOM
10. 2026-06-07
    days on market $324,900 Active 201 DOM
11. 2026-06-07
    days on market $324,900 Active 200 DOM
12. 2026-06-04
    days on market $324,900 Active 197 DOM
13. 2026-06-02
    days on market $324,900 Active 196 DOM
14. 2026-06-01
    days on market $324,900 Active 195 DOM
15. 2026-05-31
    days on market $324,900 Active 194 DOM
16. 2026-05-31
    days on market $324,900 Active 193 DOM
17. 2026-05-05
    price $324,900 782-char remark

    Show marketing remark (782 chars)

    Imagine escaping the hustle and bustle of busy life and just watching the world go by from a cozy retreat nestled in the tall pines of a quite neighborhood. Home has been lovingly cared for by the same family for over 40 Years, and was used as an occasional get away. It's clean, its cozy and its TURN KEY!! All you need are your bags! Perfect for year round living or part time living in the cool mountain air. Inside the home you will find the conditions to be clean ,well taken care of and spacious with plenty of room for family gatherings. Did we mention an Arizona Room? The spacious fenced yard is also well taken care of and there is plenty of storage space with a generously sized shed. No HOA, room for your RV, or boat! New exterior paint and a new roof last year.

18. 2026-05-04
    status Active 782-char remark

    Show marketing remark (782 chars)

    Imagine escaping the hustle and bustle of busy life and just watching the world go by from a cozy retreat nestled in the tall pines of a quite neighborhood. Home has been lovingly cared for by the same family for over 40 Years, and was used as an occasional get away. It's clean, its cozy and its TURN KEY!! All you need are your bags! Perfect for year round living or part time living in the cool mountain air. Inside the home you will find the conditions to be clean ,well taken care of and spacious with plenty of room for family gatherings. Did we mention an Arizona Room? The spacious fenced yard is also well taken care of and there is plenty of storage space with a generously sized shed. No HOA, room for your RV, or boat! New exterior paint and a new roof last year.

19. 2025-12-09
    historical 782-char remark

    Show marketing remark (782 chars)

    Imagine escaping the hustle and bustle of busy life and just watching the world go by from a cozy retreat nestled in the tall pines of a quite neighborhood. Home has been lovingly cared for by the same family for over 40 Years, and was used as an occasional get away. It's clean, its cozy and its TURN KEY!! All you need are your bags! Perfect for year round living or part time living in the cool mountain air. Inside the home you will find the conditions to be clean ,well taken care of and spacious with plenty of room for family gatherings. Did we mention an Arizona Room? The spacious fenced yard is also well taken care of and there is plenty of storage space with a generously sized shed. No HOA, room for your RV, or boat! New exterior paint and a new roof last year.

20. 2025-06-25
    listed $348,500 Active 782-char remark

    Show marketing remark (782 chars)

    Imagine escaping the hustle and bustle of busy life and just watching the world go by from a cozy retreat nestled in the tall pines of a quite neighborhood. Home has been lovingly cared for by the same family for over 40 Years, and was used as an occasional get away. It's clean, its cozy and its TURN KEY!! All you need are your bags! Perfect for year round living or part time living in the cool mountain air. Inside the home you will find the conditions to be clean ,well taken care of and spacious with plenty of room for family gatherings. Did we mention an Arizona Room? The spacious fenced yard is also well taken care of and there is plenty of storage space with a generously sized shed. No HOA, room for your RV, or boat! New exterior paint and a new roof last year.

21. 1992-07-28
    soldstatus $46,000

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $2,144 · $179/mo
• Expected delta: +$664/yr (+$55/mo · 44.8%)

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

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: $39,911
• − Mortgage interest: −$18,199
• − Property taxes: −$1,480
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − Depreciation: −$9,452
• Taxable income: $2,769
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $7,314/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

+606.3% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $324,900 WMMLS
• 2026-05-04 Relisted — WMMLS
• 2025-12-09 Delisted — WMMLS
• 2025-06-25 Listed $348,500 WMMLS
• 1992-07-28 Sold (Public Records) $46,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,480 · +4.1% YoY. Source: county tax records.