552 Gomez Loop · Clifton, AZ 85533

$70,000

3 bd · 2.0 ba · 1,046 sqft · SingleFamily public records · 38 Days on market

Built 1926 ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention Investors! Great location. Being sold as-is

Key facts

• Built 1926
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#50 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Morenci Unified District (4230) (town): math 40% / reading 44% proficiency, ranked #58 of 249 in AZ (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 14 units permitted in Greenlee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Greenlee County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.59% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.4%
• Equity multiple: 2.94×
• Total profit: $38,037
• Equity at exit: $31,475

10-year hold

• IRR: 34.5%
• Equity multiple: 5.79×
• Total profit: $93,860
• Equity at exit: $48,507

Cash invested: $19,600 (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 85533

• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $465

Break-even live

Break-even rent $526

Max offer price $70,000

Occupancy floor 53%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $70,000 Active 38 DOM
2. 2026-06-18
   days on market $70,000 Active 37 DOM
3. 2026-06-17
   days on market $70,000 Active 36 DOM
4. 2026-06-16
   days on market $70,000 Active 35 DOM
5. 2026-06-15
   days on market $70,000 Active 34 DOM
6. 2026-06-14
   days on market $70,000 Active 32 DOM
7. 2026-06-12
   days on market $70,000 Active 31 DOM
8. 2026-06-09
   days on market $70,000 Active 28 DOM
9. 2026-06-08
   days on market $70,000 Active 27 DOM
10. 2026-06-07
    days on market $70,000 Active 26 DOM
11. 2026-06-07
    days on market $70,000 Active 25 DOM
12. 2026-06-04
    days on market $70,000 Active 22 DOM
13. 2026-06-02
    days on market $70,000 Active 21 DOM
14. 2026-06-01
    days on market $70,000 Active 20 DOM
15. 2026-05-31
    days on market $70,000 Active 19 DOM
16. 2026-05-31
    days on market $70,000 Active 18 DOM
17. 2026-05-13
    price $70,000 53-char remark
18. 2026-05-12
    listed $90,000 Active 53-char remark

ⓘ 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: $229 · $19/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: +$233/yr (+$19/mo · 101.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 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: $13,376
• − Mortgage interest: −$3,921
• − Property taxes: −$229
• − Insurance: −$350
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,036
• Taxable income: $4,699
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,455/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: Morenci Unified District (4230)
• NCES district ID: 0405320
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $59,993
• Composite: 37.1/100
• National rank: #4495
• State rank: #58 of 249 in AZ

Livability — Clifton

• Score: 68/100
• State rank: #50
• US rank: #9216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clifton, AZ
• Population (ZIP): 2,340

Population outlook (Greenlee County) Hauer SSP2

• Today (2025): 12,303 people
• By 2030: 13,801 · +12.2%
• By 2040: 17,014 · +38.3%
• By 2050: 20,407 · +65.9%
• By 2075: 28,683 · +133.1%
• By 2100: 34,052 · +176.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 38% White 23% Native American 3%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Portuguese 3% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Greenlee

• 2024 margin: Solid R (+40.9) · D 28.8% · R 69.8% · Other 1.4%
• 2008→2024 swing: -22.1pp toward R · 2008: -18.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+33.9 2016: R+24.7 2012: R+9.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-22.2% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $70,000 FSBO.com
• 2026-05-12 Listed $90,000 FSBO.com

Property tax history

+6.2%/yr

Latest (2025): $229 · +4.5% YoY. Source: county tax records.