1343 Hillside Dr · Snowflake, AZ 85937

$249,000

5 bd · 2.5 ba · 2,186 sqft · SingleFamily public records · 53 Days on market

Built 2003 0.57 ac lot $114/sqft · 33% below area Est $355k · 30% under

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One of the best views you'll find in Snowflake! Looking out from one of the towns highest hillsides, this 5 bedroom home offers spectacular views of the mountains and nearby valley. Primary bedroom offers a private balcony and private bath. Downstairs is a large entertainment room with woodstove, half bath and 3 additional bedrooms, plus bonus storage room. All located on over 1/2 acre with a great central location. Cash and/or rehab offers only. Plumbing leaks as outlined on report in documents have now been fixed. Call for details.

Key facts

• Bonus storage room
• Private balcony
• Central location

Tags

• PRIVATE BALCONY
• LARGE ENTERTAINMENT ROOM
• WOODSTOVE
• BONUS STORAGE ROOM
• CENTRAL LOCATION

Property features AI

Finance

• Other: Lot size approximately 25,046 (assessor)
• HOA & community: No association fees

Exterior

• Utilities: Public sewer; City water
• Home design: Single family residence; Fee simple ownership; Property listed as fixer
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Dirt front yard; Dirt backyard; City-maintained road

Interior

• Kitchen: Dishwasher; Garbage disposal; Pantry
• Bedrooms: Up to 5 possible bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Has heating and cooling
• Interior features: Pantry; 3/4 bath in master bedroom; Dual-pane windows; Tankless hot water heater; Finished basement
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $213k (14.5% below list).
• Recommended offer: $213k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.0% in Snowflake — 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 69/100 on livability (#46 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Snowflake Unified District (4391) (town): math 55% / reading 53% proficiency, ranked #36 of 249 in AZ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Taylor Elementary School (math 57% / reading 42%, grade D, #271 of 1,109 statewide, top 26%, 315 students, 46% FRL); Snowflake Junior High School (math 51% / reading 52%, grade C, #22 of 218 statewide, top 10%, 486 students, 44% FRL); Snowflake High School (math 47% / reading 52%, grade D, #38 of 381 statewide, top 11%, 943 students, 30% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 297 active listings in the ZIP; 485 units permitted in Navajo County in 2024 (11 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Navajo County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $212,962 (14.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $354,521
• List price: $249,000
• Delta: -29.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 W Sycamore	0.17mi	4/3.0 (-1)	2,109 (-4%)	18mo	$395,000	$187	64
1320 Skyline Dr	0.10mi	4/2.5 (-1)	2,050 (-6%)	23mo	$385,000	$188	60
854 W 2nd St	0.48mi	4/3.0 (-1)	1,947 (-11%)	4mo	$320,000	$164	49
251 First Base Ln	0.69mi	4/2.0 (-1)	1,859 (-15%)	12mo	$415,000	$223	26

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: 27.0%
• Equity multiple: 3.14×
• Total profit: $149,313
• Equity at exit: $224,319

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $428,582
• Equity at exit: $483,752

Cash invested: $69,720 (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 85937

• Home prices YoY: 3.3%
• Active inventory: 297
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $217

Break-even live

Break-even rent $1,855

Max offer price $249,000

Occupancy floor 85%

Sensitivity live

Price	-10% $358	-5% $288	+0% $217	+5% $147	+10% $76
Rent	-10% $49	-5% $133	+0% $217	+5% $301	+10% $385
Rate	-1.0pp $342	-0.5pp $280	base $217	+0.5pp $153	+1.0pp $87

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $249,000 Active 53 DOM
2. 2026-06-18
   days on market $249,000 Active 50 DOM
3. 2026-06-17
   days on market $249,000 Active 49 DOM
4. 2026-06-16
   days on market $249,000 Active 48 DOM
5. 2026-06-15
   days on market $249,000 Active 47 DOM
6. 2026-06-14
   days on market $249,000 Active 45 DOM
7. 2026-06-13
   days on market $249,000 Active 44 DOM
8. 2026-06-10
   days on market $249,000 Active 42 DOM
9. 2026-06-09
   days on market $249,000 Active 41 DOM
10. 2026-06-08
    days on market $249,000 Active 40 DOM
11. 2026-06-07
    days on market $249,000 Active 39 DOM
12. 2026-06-05
    days on market $249,000 Active 36 DOM
13. 2026-06-03
    days on market $249,000 Active 35 DOM
14. 2026-06-02
    days on market $249,000 Active 34 DOM
15. 2026-06-01
    days on market $249,000 Active 33 DOM
16. 2026-05-31
    days on market $249,000 Active 32 DOM
17. 2026-05-30
    days on market $249,000 Active 31 DOM
18. 2026-04-29
    listed $249,900 Active 539-char remark

    Show marketing remark (539 chars)

    One of the best views you'll find in Snowflake! Looking out from one of the towns highest hillsides, this 5 bedroom home offers spectacular views of the mountains and nearby valley. Primary bedroom offers a private balcony and private bath. Downstairs is a large entertainment room with woodstove, half bath and 3 additional bedrooms, plus bonus storage room. All located on over 1/2 acre with a great central location. Cash and/or rehab offers only. Plumbing leaks as outlined on report in documents have now been fixed. Call for details.

19. 2026-04-29
    listed $249,000 Active 419-char remark

    Show marketing remark (539 chars)

    One of the best views you'll find in Snowflake! Looking out from one of the towns highest hillsides, this 5 bedroom home offers spectacular views of the mountains and nearby valley. Primary bedroom offers a private balcony and private bath. Downstairs is a large entertainment room with woodstove, half bath and 3 additional bedrooms, plus bonus storage room. All located on over 1/2 acre with a great central location. Cash and/or rehab offers only. Plumbing leaks as outlined on report in documents have now been fixed. Call for details.

20. 2021-05-12
    soldstatus $242,900

    Show marketing remark (611 chars)

    Come see this home if you want to see one of the most spectacular views in all of Snowflake! Nestled on the side of a hill on one of the highest points in town this 4 bedroom home with an optional 5th for an office sits on over a half acre (.6 acres) of land w/plenty of space for a workshop or detached garage. The spacious downstairs family room is warmed by an oversized wood stove. Recently remodeled just this year you will see new flooring throughout, new ceiling fans and a brand new fridge, stove and dish washer - all included!! Home is close to schools and shopping too. Come see this beautiful home!!

21. 2021-05-12
    soldstatus $242,900

    Show marketing remark (611 chars)

    Come see this home if you want to see one of the most spectacular views in all of Snowflake! Nestled on the side of a hill on one of the highest points in town this 4 bedroom home with an optional 5th for an office sits on over a half acre (.6 acres) of land w/plenty of space for a workshop or detached garage. The spacious downstairs family room is warmed by an oversized wood stove. Recently remodeled just this year you will see new flooring throughout, new ceiling fans and a brand new fridge, stove and dish washer - all included!! Home is close to schools and shopping too. Come see this beautiful home!!

22. 2012-04-23
    soldstatus $132,000

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$974/yr (+$81/mo · 145.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,555
• − Mortgage interest: −$13,948
• − Property taxes: −$669
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$7,244
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $2,998/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: Snowflake Unified District (4391)
• NCES district ID: 0407820
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $47,767
• Composite: 45.91/100
• National rank: #2545
• State rank: #36 of 249 in AZ

Livability — Snowflake

• Score: 69/100
• State rank: #46
• US rank: #8817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snowflake, AZ
• Population (ZIP): 9,975

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 2% German/W. Germanic 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: ▲ 15.31%
• Current HPI: 480.9577
• 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

+89.3% since first listed

5 events — show timeline

• 2026-04-29 Listed $249,900 WMMLS
• 2026-04-29 Listed $249,000 ARMLS
• 2021-05-12 Sold (Public Records) $242,900 Public Records
• 2021-05-12 Sold (MLS) $242,900 WMMLS
• 2012-04-23 Sold (Public Records) $132,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $669 · +3.6% YoY. Source: county tax records.