1620 N 36th Cir · Show Low, AZ 85901

$640,000

5 bd · 3.5 ba · 2,833 sqft · SingleFamily public records · 49 Days on market

Built 1991 0.47 ac lot $226/sqft · at area comps Est $827k · 23% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• 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

Charming Home with Great Potential in Country Club Manor! Wake up to fairway views from your private primary suite deck - this 5-bedroom, 3.5-bath home in the highly desirable Country Club Manor sits on a beautifully landscaped cul-de-sac lot where nature & lifestyle meet. The wraparound porch sets the tone for relaxed mountain living. Inside, enjoy a spacious layout with a rock fireplace, formal dining, breakfast nook, walk-in pantry, & a flexible room perfect for a home office or reading room. The primary suite upstairs offers a private deck with direct golf course views - your own peaceful retreat at the end of every day. While the home reflects an earlier style, it has been well maintained & provides an opportunity for a buyer to make it their own. For the outdoor enthusiast, a nea

Key facts

• Flexible room
• Rock fireplace
• Wraparound porch

Tags

• PRIVATE PRIMARY SUITE DECK
• LANDSCAPED CUL-DE-SAC LOT
• WRAPAROUND PORCH
• ROCK FIREPLACE
• WALK-IN PANTRY
• FLEXIBLE ROOM

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Covered parking for 3 vehicles; 3-car garage; RV access/parking; Garage door opener; Separate storage area
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Metal roof; Lap siding with painted wood frame construction
• Exterior features: Balcony; Shed(s); Partial fencing; Sprinklers in front yard; Gravel/stone in back yard; Grass in front yard; Automatic timer for front yard irrigation; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Up to 6 possible bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Double vanity in master bathroom; Eat-in kitchen with breakfast bar; Pantry; Full bath in master bedroom; Dual-pane windows; Gas fireplace in living room; Walk-out basement
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $640k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $640k).
• Recommended offer: $621k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Zoned schools: Whipple Ranch Elementary School (404 students, 50% FRL); Show Low Junior High School (math 29% / reading 34%, grade F, #78 of 218 statewide, top 36%, 587 students, 45% FRL); Show Low High School (math 22% / reading 37%, grade F, #120 of 381 statewide, top 34%, 877 students, 31% FRL).
• Market conditions: 891 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $19k 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 $179k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($621k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $305k; list at $640k implies a 110% 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 $620,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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: 1.09% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $827,136
• List price: $640,000
• Delta: -22.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3591 W Fairway Ct	0.22mi	5/3.0	3,093 (+9%)	8mo	$839,333	$271	66
1641 N 36th Dr	0.07mi	4/3.0 (-1)	2,625 (-7%)	21mo	$600,000	$229	60
1260 N 36th Dr	0.19mi	4/4.0 (-1)	2,984 (+5%)	21mo	$390,000	$131	58
3031 W Alpine Ridge Rd	0.48mi	4/3.0 (-1)	3,038 (+7%)	2mo	$885,000	$291	56
1420 N Hidden Hollow Ln	0.24mi	4/2.0 (-1)	2,430 (-14%)	12mo	$645,000	$265	44
3401 W Hansen --	0.52mi	4/3.0 (-1)	3,245 (+14%)	10mo	$560,000	$173	36

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $910
• Equity at exit: $95,426

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $134,879
• Equity at exit: $55,336

Cash invested: $179,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$3,356
• Tax from tax record: −$261 /mo · $3,132/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $1,646

Break-even live

Break-even rent $4,916

Max offer price $640,000

Occupancy floor 71%

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: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 W Hackberry Ln #161 Show Low, AZ	4.0	3.5	2761	$7,000	$2.54	44d	1	1.45mi

Listing history 42 events

1. 2026-06-19
   days on market $640,000 Active 49 DOM
2. 2026-06-18
   days on market $640,000 Active 48 DOM
3. 2026-06-17
   days on market $640,000 Active 47 DOM
4. 2026-06-16
   days on market $640,000 Active 46 DOM
5. 2026-06-15
   days on market $640,000 Active 45 DOM
6. 2026-06-14
   days on market $640,000 Active 43 DOM
7. 2026-06-12
   days on market $640,000 Active 42 DOM
8. 2026-06-09
   days on market $640,000 Active 39 DOM
9. 2026-06-08
   days on market $640,000 Active 38 DOM
10. 2026-06-07
    days on market $640,000 Active 37 DOM
11. 2026-06-07
    days on market $640,000 Active 36 DOM
12. 2026-06-04
    days on market $640,000 Active 33 DOM
13. 2026-06-02
    days on market $640,000 Active 32 DOM
14. 2026-06-01
    days on market $640,000 Active 31 DOM
15. 2026-05-31
    days on market $640,000 Active 30 DOM
16. 2026-05-31
    days on market $640,000 Active 29 DOM
17. 2026-04-29
    listed $640,000 Active 1341-char remark
18. 2026-04-21
    listed $640,000 Active 809-char remark

    Show marketing remark (809 chars)

    Charming Home with Great Potential in Country Club Manor! Wake up to fairway views from your private primary suite deck - this 5-bedroom, 3.5-bath home in the highly desirable Country Club Manor sits on a beautifully landscaped cul-de-sac lot where nature & lifestyle meet. The wraparound porch sets the tone for relaxed mountain living. Inside, enjoy a spacious layout with a rock fireplace, formal dining, breakfast nook, walk-in pantry, & a flexible room perfect for a home office or reading room. The primary suite upstairs offers a private deck with direct golf course views - your own peaceful retreat at the end of every day. While the home reflects an earlier style, it has been well maintained & provides an opportunity for a buyer to make it their own. For the outdoor enthusiast, a nea

19. 2026-01-28
    historical
20. 2025-10-24
    price $699,000
21. 2025-10-23
    listed $699,000 Active
22. 2025-10-06
    historical
23. 2025-08-27
    price $799,900
24. 2025-08-27
    price $799,900
25. 2025-08-17
    listed $849,000 Active
26. 2025-01-11
    historical
27. 2024-08-01
    price $879,900
28. 2024-08-01
    price $879,900
29. 2024-06-19
    price $889,000
30. 2024-05-31
    price $900,000
31. 2024-05-31
    price $900,000
32. 2024-03-20
    listed $905,000 Active
33. 2024-01-16
    historical
34. 2023-09-18
    listed $905,000 Active
35. 2016-06-17
    soldstatus $305,000
36. 2016-06-17
    soldstatus $305,000
37. 2011-05-02
    soldstatus $330,000
38. 2009-10-31
    historical
39. 2009-06-11
    listed $489,000
40. 2003-09-23
    soldstatus $265,000
41. 1994-03-18
    soldstatus $201,000
42. 1993-09-01
    soldstatus $201,000

ⓘ 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: $3,132 · $261/mo
• Projected year-2 tax: $4,224 · $352/mo
• Expected delta: +$1,092/yr (+$91/mo · 34.9%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,000
• − Mortgage interest: −$35,850
• − Property taxes: −$3,132
• − Insurance: −$3,200
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$18,618
• Taxable income: $9,760
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $17,411/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

+218.4% since first listed

26 events — show timeline

• 2026-04-29 Listed $640,000 ARMLS
• 2026-04-21 Listed $640,000 WMMLS
• 2026-01-28 Listing Removed — ARMLS
• 2025-10-24 Price Changed $699,000 WMMLS
• 2025-10-23 Listed $699,000 ARMLS
• 2025-10-06 Listing Removed — ARMLS
• 2025-08-27 Price Changed $799,900 WMMLS
• 2025-08-27 Price Changed $799,900 ARMLS
• 2025-08-17 Listed $849,000 ARMLS
• 2025-01-11 Listing Removed — ARMLS
• 2024-08-01 Price Changed $879,900 ARMLS
• 2024-08-01 Price Changed $879,900 WMMLS
• 2024-06-19 Price Changed $889,000 WMMLS
• 2024-05-31 Price Changed $900,000 WMMLS
• 2024-05-31 Price Changed $900,000 ARMLS
• 2024-03-20 Listed $905,000 ARMLS
• 2024-01-16 Listing Removed — ARMLS
• 2023-09-18 Listed $905,000 ARMLS
• 2016-06-17 Sold (Public Records) $305,000 Public Records
• 2016-06-17 Sold (MLS) $305,000 WMMLS
• 2011-05-02 Sold (Public Records) $330,000 Public Records
• 2009-10-31 Listing Removed — ARMLS
• 2009-06-11 Listed $489,000 ARMLS
• 2003-09-23 Sold (Public Records) $265,000 Public Records
• 1994-03-18 Sold (Public Records) $201,000 Public Records
• 1993-09-01 Sold (Public Records) $201,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,132 · +4.3% YoY. Source: county tax records.