10 Co Rd 8213 Rd · Concho, AZ 85924

$65,000

2 bd · 1.0 ba · 410 sqft · SingleFamily · 112 Days on market

Built 2018 1.26 ac lot

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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 +5.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +1.8/5.0

Listing remarks MLS

LARGE LOT FOR SALE IN NORTHERN ARIZONA! 9 ACRES FOR SALE BETWEEN SHOW LOW & CONCHO AZ NEAR HWY 61. EASY ACCESS TO MANY FAVORITE NORTHERN ARIZONA DESTINATIONS. PERFECT FOR YOUR RECREATIONAL OR OFF GRID SET UP. ADJACENT PARCEL TO THE NORTH & SOUTH ALSO FOR SALE. APPX 6,400 FT ELEVATION. ZONED ''AGRICULTURE'' APACHE COUNTY PARENT PARCEL APN 107-65-006 REFERRED TO AS LOT B ON SURVEY. *SELLER MAY CARRY*BUYER TO VERIFY SCHOOLS, ZONING / USE , UTILITIES, ACCESS & ALL PERTINENT INFORMATION. DO NOT USE ADDRESS TO LOCATE MUST USE AERIAL MAPS & GPS 34.371967, -109.709559.

Key facts

• Installed toilet
• Standing shower
• Permitted septic

Tags

• OFF-GRID HOME
• FUTURE ON-GRID POTENTIAL
• NEARLY FINISHED BATHROOM
• STANDING SHOWER
• INSTALLED TOILET
• PERMITTED SEPTIC

Property features AI

Finance

• Other: Approximately 1.26 acres; Property suitable for keeping horses; County-maintained road access; Subdivision: Show Low Pines
• HOA & community: No HOA

Exterior

• Utilities: Septic tank; Haul water available; Sewer available (septic); No municipal water; No power available
• Home design: Manufactured/Mobile home; Single wide; Built by Graceland Homes ('G' Home)
• Construction: Manufactured construction; Metal roof; Other foundation
• Exterior features: Patio; Utility building; Other outbuildings; Property adjoins private land; Trees on property

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Laminate
• Heating & cooling: Wood heating
• Interior features: Woodstove fireplace (two or more); Laminate flooring; Loft/Balcony

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.6% in Concho — 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 36/100 on livability (#419 in AZ) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Concho Elementary District (4160) (rural): math 15% / reading 35% proficiency, ranked #340 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 437 active listings in the ZIP; 99 units permitted in Apache County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $626 appreciation (1.0% local appreciation)).
• Apache County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $65k implies a 195% gain — meaningful room to come down on a strong offer.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.23×
• Total profit: $22,329
• Equity at exit: $22,065

10-year hold

• IRR: 26.9%
• Equity multiple: 4.24×
• Total profit: $58,886
• Equity at exit: $29,227

Cash invested: $18,200 (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 85924

• Home prices YoY: 0.5%
• Active inventory: 437
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $333

Break-even live

Break-even rent $569

Max offer price $65,000

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-22
   status Pending
2. 2026-04-15
   price $65,000
3. 2026-01-30
   listed $70,000 Active
4. 2024-08-14
   soldstatus $22,000 Closed 585-char remark

   Show marketing remark (585 chars)

   LARGE LOT FOR SALE IN NORTHERN ARIZONA! 9 ACRES FOR SALE BETWEEN SHOW LOW & CONCHO AZ NEAR HWY 61. EASY ACCESS TO MANY FAVORITE NORTHERN ARIZONA DESTINATIONS. PERFECT FOR YOUR RECREATIONAL OR OFF GRID SET UP. ADJACENT PARCEL TO THE NORTH & SOUTH ALSO FOR SALE. APPX 6,400 FT ELEVATION. ZONED ''AGRICULTURE'' APACHE COUNTY PARENT PARCEL APN 107-65-006 REFERRED TO AS LOT B ON SURVEY. *SELLER MAY CARRY*BUYER TO VERIFY SCHOOLS, ZONING / USE , UTILITIES, ACCESS & ALL PERTINENT INFORMATION. DO NOT USE ADDRESS TO LOCATE MUST USE AERIAL MAPS & GPS 34.371967, -109.709559.

5. 2024-07-25
   status Pending 585-char remark

   Show marketing remark (585 chars)

   LARGE LOT FOR SALE IN NORTHERN ARIZONA! 9 ACRES FOR SALE BETWEEN SHOW LOW & CONCHO AZ NEAR HWY 61. EASY ACCESS TO MANY FAVORITE NORTHERN ARIZONA DESTINATIONS. PERFECT FOR YOUR RECREATIONAL OR OFF GRID SET UP. ADJACENT PARCEL TO THE NORTH & SOUTH ALSO FOR SALE. APPX 6,400 FT ELEVATION. ZONED ''AGRICULTURE'' APACHE COUNTY PARENT PARCEL APN 107-65-006 REFERRED TO AS LOT B ON SURVEY. *SELLER MAY CARRY*BUYER TO VERIFY SCHOOLS, ZONING / USE , UTILITIES, ACCESS & ALL PERTINENT INFORMATION. DO NOT USE ADDRESS TO LOCATE MUST USE AERIAL MAPS & GPS 34.371967, -109.709559.

6. 2024-06-19
   listed $24,947 Active 585-char remark

   Show marketing remark (585 chars)

   LARGE LOT FOR SALE IN NORTHERN ARIZONA! 9 ACRES FOR SALE BETWEEN SHOW LOW & CONCHO AZ NEAR HWY 61. EASY ACCESS TO MANY FAVORITE NORTHERN ARIZONA DESTINATIONS. PERFECT FOR YOUR RECREATIONAL OR OFF GRID SET UP. ADJACENT PARCEL TO THE NORTH & SOUTH ALSO FOR SALE. APPX 6,400 FT ELEVATION. ZONED ''AGRICULTURE'' APACHE COUNTY PARENT PARCEL APN 107-65-006 REFERRED TO AS LOT B ON SURVEY. *SELLER MAY CARRY*BUYER TO VERIFY SCHOOLS, ZONING / USE , UTILITIES, ACCESS & ALL PERTINENT INFORMATION. DO NOT USE ADDRESS TO LOCATE MUST USE AERIAL MAPS & GPS 34.371967, -109.709559.

7. 2022-06-13
   soldstatus $65,000 Closed 742-char remark

   Show marketing remark (742 chars)

   AS_IS!!!! ''G'' home needs TLC. There are 2 loft bedrooms, and an ''outhouse'' for shower and toilet. ''G'' home converted on apx 1.25 acres. Ready for your weekend getaway in the Mountains. Could be set up for a hunting cabin or an escape from the summer heat. Comes with solar panels and 8 -6 volt batteries with a 3500 watt wall inverter along with a generator. Gas cooking stove, full size, and a wood burning stove, also room for a full size refrigerator in kitchen. Home has 2 exterior doors and 5 windows. 2 sleeping lofts, one has stairs, the other needs a ladder. Storage building and an outhouse with shower. Home and Septic have permits. Electric down the road apx 1/4 mile away. You can owner finance this home

8. 2022-06-13
   soldstatus $65,000

   Show marketing remark (742 chars)

   AS_IS!!!! ''G'' home needs TLC. There are 2 loft bedrooms, and an ''outhouse'' for shower and toilet. ''G'' home converted on apx 1.25 acres. Ready for your weekend getaway in the Mountains. Could be set up for a hunting cabin or an escape from the summer heat. Comes with solar panels and 8 -6 volt batteries with a 3500 watt wall inverter along with a generator. Gas cooking stove, full size, and a wood burning stove, also room for a full size refrigerator in kitchen. Home has 2 exterior doors and 5 windows. 2 sleeping lofts, one has stairs, the other needs a ladder. Storage building and an outhouse with shower. Home and Septic have permits. Electric down the road apx 1/4 mile away. You can owner finance this home

9. 2022-04-30
   historical 742-char remark

   Show marketing remark (742 chars)

   AS_IS!!!! ''G'' home needs TLC. There are 2 loft bedrooms, and an ''outhouse'' for shower and toilet. ''G'' home converted on apx 1.25 acres. Ready for your weekend getaway in the Mountains. Could be set up for a hunting cabin or an escape from the summer heat. Comes with solar panels and 8 -6 volt batteries with a 3500 watt wall inverter along with a generator. Gas cooking stove, full size, and a wood burning stove, also room for a full size refrigerator in kitchen. Home has 2 exterior doors and 5 windows. 2 sleeping lofts, one has stairs, the other needs a ladder. Storage building and an outhouse with shower. Home and Septic have permits. Electric down the road apx 1/4 mile away. You can owner finance this home

10. 2022-01-16
    listed $79,900 Active 742-char remark

    Show marketing remark (742 chars)

    AS_IS!!!! ''G'' home needs TLC. There are 2 loft bedrooms, and an ''outhouse'' for shower and toilet. ''G'' home converted on apx 1.25 acres. Ready for your weekend getaway in the Mountains. Could be set up for a hunting cabin or an escape from the summer heat. Comes with solar panels and 8 -6 volt batteries with a 3500 watt wall inverter along with a generator. Gas cooking stove, full size, and a wood burning stove, also room for a full size refrigerator in kitchen. Home has 2 exterior doors and 5 windows. 2 sleeping lofts, one has stairs, the other needs a ladder. Storage building and an outhouse with shower. Home and Septic have permits. Electric down the road apx 1/4 mile away. You can owner finance this home

11. 2021-02-09
    soldstatus $40,000

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 5 d/yr ≥92°F today · 12 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: $11,883
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,891
• Taxable income: $3,150
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,241/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: Concho Elementary District (4160)
• NCES district ID: 0402190
• Math proficiency: 15% ▼ -15.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $35,563
• Composite: 23.68/100
• National rank: #13246
• State rank: #340 of 501 in AZ

Livability — Concho

• Score: 36/100
• State rank: #419
• US rank: #27645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,336

Population outlook (Apache County) Hauer SSP2

• Today (2025): 70,338 people
• By 2030: 69,279 · -1.5%
• By 2040: 66,449 · -5.5%
• By 2050: 61,904 · -12.0%
• By 2075: 47,639 · -32.3%
• By 2100: 30,279 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 62% Hispanic / Latino 16% Two or more races 13% Native American 11%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 4% Portuguese 3% Lithuanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Apache

• 2024 margin: D (+19.0) · D 58.9% · R 40.0% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: 28.2pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+33.7 2016: D+36.9 2012: D+33.9 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.96%
• Current HPI: 212.6221
• 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

+62.5% since first listed

11 events — show timeline

• 2026-05-22 Pending — WMMLS
• 2026-04-15 Price Changed $65,000 WMMLS
• 2026-01-30 Listed $70,000 WMMLS
• 2024-08-14 Sold (MLS) $22,000 ARMLS
• 2024-07-25 Pending — ARMLS
• 2024-06-19 Listed $24,947 ARMLS
• 2022-06-13 Sold (Public Records) $65,000 Public Records
• 2022-06-13 Sold (MLS) $65,000 WMMLS
• 2022-04-30 Delisted — WMMLS
• 2022-01-16 Listed $79,900 WMMLS
• 2021-02-09 Sold (Public Records) $40,000 Public Records

Property tax history

-16.1%/yr

Latest (2025): $8 · +15.7% YoY. Source: county tax records.