2399 W Whipple St · Show Low, AZ 85901

$219,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 21 Days on market

Built 2001 7,840 sqft lot Est $250k · 12% under

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +13.1/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• 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

Centrally located and well maintained 2001 Cavco home in popular Park Valley. This 3 bedroom, 2 bath split floor plan is bright and cheery on the inside and features a spacious kitchen/dining room combo and open great room. The master has a nice size walk in closet too. Low maintenance landscaping and a concrete driveway for ease of parking. Located next to the small City of Show Low Park in the neighborhood.

Key facts

• Walk-in closet
• Split floor plan
• Spacious kitchen

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT GREAT ROOM
• SPACIOUS KITCHEN
• WALK-IN CLOSET
• LOW-MAINTENANCE LANDSCAPING
• CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Zoned residential; Approximately 0.18 acres; Road maintenance by city; Subdivision: Park Valley; Directions: From Hwy 260 (Clark Rd) turn onto S 19th Ave for .1 miles, turn right onto W Whipple for .3 miles; home is on the left
• HOA & community: No HOA

Exterior

• Parking: Driveway (parking details not specified)
• Utilities: Individual electric metering; Metered water (COSL); Natural gas available; Public sewer; Water available; Sewer available; Power available
• Home design: Manufactured/mobile home; Double wide; One level
• Construction: Stemwall foundation; Pitched shingle roof
• Exterior features: Deck; Front porch; Gutters and downspouts; Paved street; Tall pines on lot; Utility building; Chain link and wood fencing; Private adjoining property

Interior

• Kitchen: Built-in dishwasher; Gas range; Microwave; Eat-in kitchen
• Bedrooms: Master bedroom downstairs
• Flooring: Carpet; Laminate
• Bathrooms: Tub/shower combination
• Heating & cooling: Central A/C; Forced air heating; Natural gas heating; Electric water heater (over 30 gallons)
• Interior features: Split-bedroom layout; Master bedroom located downstairs; No fireplace
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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 $204k (6.8% below list).
• Recommended offer: $204k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• Market conditions: 891 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $219k implies a 115% 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 $204,026 (6.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $250,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1161 S Cherokee Dr	0.18mi	2/2.0 (-1)	1,248 (+1%)	9mo	$324,900	$260	77
2120 W Stratton	0.18mi	3/2.0	1,279 (+4%)	11mo	$250,000	$195	76
640 S 27th Ave	0.27mi	3/2.0	1,345 (+9%)	4mo	$273,000	$203	69
700 S 26Th Ave	0.20mi	2/2.0 (-1)	1,249 (+1%)	17mo	$224,900	$180	69
1991 W Stratton	0.22mi	3/2.5	1,190 (-3%)	17mo	$137,500	$116	68
3030 W Young --	0.42mi	3/2.0	1,345 (+9%)	4mo	$325,000	$242	62
2920 W Whipple St	0.35mi	2/2.0 (-1)	1,152 (-6%)	10mo	$204,000	$177	60
2820 W Reidhead	0.39mi	3/2.0	1,350 (+10%)	10mo	$320,000	$237	58
1140 S Cherokee Dr	0.17mi	2/2.0 (-1)	1,344 (+9%)	21mo	$375,000	$279	54
2771 W Owens St	0.39mi	3/2.0	1,120 (-9%)	16mo	$216,000	$193	53
3051 W Young	0.44mi	2/2.0 (-1)	1,344 (+9%)	9mo	$295,900	$220	52
2811 W Owens St	0.42mi	3/2.0	1,056 (-14%)	22mo	$206,000	$195	38

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-15,633
• Equity at exit: $32,654

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $11,672
• Equity at exit: $18,935

Cash invested: $61,320 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $313

Break-even live

Break-even rent $1,644

Max offer price $219,000

Occupancy floor 80%

Sensitivity live

Price	-10% $437	-5% $375	+0% $313	+5% $251	+10% $189
Rent	-10% $152	-5% $233	+0% $313	+5% $394	+10% $475
Rate	-1.0pp $424	-0.5pp $369	base $313	+0.5pp $257	+1.0pp $199

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   pricedays on market $219,000 Active 21 DOM
2. 2026-06-18
   days on market $239,000 Active 20 DOM
3. 2026-06-17
   days on market $239,000 Active 19 DOM
4. 2026-06-16
   days on market $239,000 Active 18 DOM
5. 2026-06-15
   days on market $239,000 Active 17 DOM
6. 2026-06-14
   days on market $239,000 Active 15 DOM
7. 2026-06-12
   days on market $239,000 Active 14 DOM
8. 2026-06-09
   days on market $239,000 Active 11 DOM
9. 2026-06-08
   days on market $239,000 Active 10 DOM
10. 2026-06-07
    days on market $239,000 Active 9 DOM
11. 2026-06-07
    days on market $239,000 Active 8 DOM
12. 2026-06-04
    days on market $239,000 Active 5 DOM
13. 2026-06-02
    days on market $239,000 Active 4 DOM
14. 2026-06-01
    days on market $239,000 Active 3 DOM
15. 2026-05-31
    days on market $239,000 Active 2 DOM
16. 2026-05-31
    status $239,000 Active 1 DOM
17. 2026-05-21
    status Pending Take Backup
18. 2026-05-20
    listed $239,000 Active
19. 2017-03-31
    soldstatus $102,000 416-char remark

    Show marketing remark (416 chars)

    Centrally located and well maintained 2001 Cavco home in popular Park Valley. This 3 bedroom, 2 bath split floor plan is bright and cheery on the inside and features a spacious kitchen/dining room combo and open great room. The master has a nice size walk in closet too. Low maintenance landscaping and a concrete driveway for ease of parking. Located next to the small City of Show Low Park in the neighborhood.

20. 2000-09-21
    soldstatus $17,000

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$740/yr (+$62/mo · 105.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 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: $24,483
• − Mortgage interest: −$12,267
• − Property taxes: −$705
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$6,371
• Taxable income: $127
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $3,729/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

+1305.9% since first listed

4 events — show timeline

• 2026-05-21 Pending — WMMLS
• 2026-05-20 Listed $239,000 WMMLS
• 2017-03-31 Sold (MLS) $102,000 WMMLS
• 2000-09-21 Sold (Public Records) $17,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $705 · +4.3% YoY. Source: county tax records.