352 N 5th Ave · Holbrook, AZ 86025

$44,900

3 bd · 1.0 ba · 2,188 sqft · SingleFamily public records · 98 Days on market

Built 1963 Poor condition 0.25 ac lot $21/sqft · 79% below area

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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
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Spacious lot with access from 5th Ave and Arizona and alley access ... Spacius structure with garage ... Offered in current & present ''as-is'' with no warranties as to habitability. Buyer to verify all material facts during the inspection period.

Key facts

• 0.25 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#57 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, crime D-.
• Holbrook Unified District (4389) (town): math 16% / reading 25% proficiency, ranked #185 of 249 in AZ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 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 $4k of equity ($310 loan paydown + $4k appreciation (8.0% 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 (8.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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: 3.39% ✓
• Cap rate: 30.25%
• Cash-on-cash: 85.54%
• DSCR: 4.81
• GRM: 2.5

CMA / ARV

• ARV (median comp): $217,642
• List price: $44,900
• Delta: -79.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 W Erie St	0.26mi	4/2.0 (+1)	2,226 (+2%)	22mo	$150,000	$67	58
320 W Florida St	0.25mi	3/2.0	1,998 (-9%)	16mo	$250,000	$125	57
1302 W Florida St	0.58mi	3/2.0	2,267 (+4%)	10mo	$357,500	$158	54
916 N 7Th Ave	0.34mi	3/1.3	2,005 (-8%)	21mo	$235,000	$117	51
138 La Jolla Dr	0.40mi	4/2.0 (+1)	2,159 (-1%)	24mo	$399,000	$185	50
207 W Buffalo St	0.25mi	4/2.0 (+1)	1,971 (-10%)	18mo	$240,000	$122	48
1219 W Florida St	0.53mi	3/2.0	2,486 (+14%)	3mo	$249,500	$100	46
401 W Romero St	0.69mi	4/2.0 (+1)	2,101 (-4%)	14mo	$325,000	$155	40
1313 W Erie St	0.59mi	3/2.0	1,880 (-14%)	6mo	$237,500	$126	40
418 E Hampshire St	0.69mi	4/2.0 (+1)	2,011 (-8%)	19mo	$295,000	$147	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.5%
• Equity multiple: 7.02×
• Total profit: $75,683
• Equity at exit: $34,204

10-year hold

• IRR: 89.8%
• Equity multiple: 15.10×
• Total profit: $177,222
• Equity at exit: $67,982

Cash invested: $12,572 (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 86025

• Home prices YoY: 2.9%
• Active inventory: 45
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $896

Break-even live

Break-even rent $387

Max offer price $44,900

Occupancy floor 36%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $44,900 Pending 98 DOM
2. 2026-06-17
   days on market $44,900 Active 98 DOM
3. 2026-06-16
   days on market $44,900 Active 97 DOM
4. 2026-06-15
   days on market $44,900 Active 96 DOM
5. 2026-06-14
   days on market $44,900 Active 94 DOM
6. 2026-06-12
   days on market $44,900 Active 93 DOM
7. 2026-06-09
   days on market $44,900 Active 90 DOM
8. 2026-06-08
   days on market $44,900 Active 89 DOM
9. 2026-06-07
   days on market $44,900 Active 88 DOM
10. 2026-06-05
    days on market $44,900 Active 86 DOM
11. 2026-06-04
    days on market $44,900 Active 84 DOM
12. 2026-06-02
    days on market $44,900 Active 83 DOM
13. 2026-06-01
    days on market $44,900 Active 82 DOM
14. 2026-05-31
    days on market $44,900 Active 81 DOM
15. 2026-05-31
    days on market $44,900 Active 80 DOM
16. 2026-03-11
    listed $44,900 Active 251-char remark

    Show marketing remark (251 chars)

    Spacious lot with access from 5th Ave and Arizona and alley access ... Spacius structure with garage ... Offered in current & present ''as-is'' with no warranties as to habitability. Buyer to verify all material facts during the inspection period.

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $619 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 14 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: $18,258
• − Mortgage interest: −$2,515
• − Property taxes: −$619
• − Insurance: −$224
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$1,306
• Taxable income: $10,672
• Est. tax owed @ 24.0%: −$2,561
• After-tax cash flow: $8,193/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become habitable and attractive for resale or rental. Immediate focus should be on the roof, exterior walls, and foundation.

Repairs flagged

• Major Exterior walls — Severe wear and missing siding
• Major Roof — Exposed roof structure
• Major Foundation — Cracked and uneven concrete
• Major Exterior siding — Missing and worn

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and could attract more buyers
• Both Roof replacement — Critical to the home's structural integrity and safety
• Both Exterior wall repairs and siding replacement — Improves the home's appearance and structural stability
• Both Foundation repair — Stabilizes the structure and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior walls · Severe wear and missing siding	Major	$15,000–50,000
Roof · Exposed roof structure	Major	$15,000–50,000
Foundation · Cracked and uneven concrete	Major	$15,000–50,000
Exterior siding · Missing and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and could attract more buyers ↑
• Both Roof replacement — Critical to the home's structural integrity and safety ↑
• Both Exterior wall repairs and siding replacement — Improves the home's appearance and structural stability ↑
• Both Foundation repair — Stabilizes the structure and prevents further damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Holbrook Unified District (4389)
• NCES district ID: 0403820
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $34,437
• Composite: 16.81/100
• National rank: #9153
• State rank: #185 of 249 in AZ

Livability — Holbrook

• Score: 68/100
• State rank: #57
• US rank: #9938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holbrook, AZ
• Population (ZIP): 5,189

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: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Native American 33% White 33% Hispanic / Latino 29% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 73% English-only · Spanish 11% Chinese 1% 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: ▲ 8.03%
• Current HPI: 281.0415
• 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

1 event — show timeline

• 2026-03-11 Listed $44,900 WMMLS

Property tax history

+4.3%/yr

Latest (2025): $619 · +5.0% YoY. Source: county tax records.