3680 E Hwy 260 #30 · Star Valley, AZ 85541

$110,000

1 bd · 1.5 ba · 550 sqft · Manufactured · 70 Days on market

Built 2020 Fair condition 435 sqft lot $200/sqft · 38% above area Est $79k · 38% over

---

Why this score? — see what drove the D+ 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a 55+ only park is a 1 bedroom 2 bath with a bonus room that has washer and dryer hook ups and 1/2 bath. The park is well maintained and just minutes from downtown town Payson.

Key facts

• Well maintained park
• Bonus room
• Garage

Tags

• BONUS ROOM
• WASHER AND DRYER HOOK UPS
• WELL MAINTAINED PARK
• MINUTES FROM DOWNTOWN PAYSON

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.8% in Star Valley — 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 44/100 on livability (#380 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Payson Unified District (4209) (town): math 20% / reading 32% proficiency, ranked #138 of 249 in AZ (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 695 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $79,479
• List price: $110,000
• Delta: 38.40%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 N Star Vale Drive Dr Unit 121B	0.11mi	1/1.0	596 (+8%)	2mo	$149,000	$250	77
3933 E Hwy Az-260 #116	0.31mi	2/1.0 (+1)	596 (+8%)	4mo	$64,000	$107	61
16 N Star Vale Drive Dr Unit 123A	0.11mi	1/1.0	616 (+12%)	21mo	$91,000	$148	55
3616 E AZ Highway 260 Dr Unit 123A	0.13mi	1/1.0	616 (+12%)	21mo	$91,000	$148	55

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,181
• Equity at exit: $16,401

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $16,138
• Equity at exit: $9,511

Cash invested: $30,800 (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 85541

• Home prices YoY: -6.6%
• Active inventory: 695
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $230

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $110,000 Active 70 DOM
2. 2026-06-18
   days on market $110,000 Active 69 DOM
3. 2026-06-17
   days on market $110,000 Active 68 DOM
4. 2026-06-16
   days on market $110,000 Active 67 DOM
5. 2026-06-15
   days on market $110,000 Active 66 DOM
6. 2026-06-14
   days on market $110,000 Active 64 DOM
7. 2026-06-12
   days on market $110,000 Active 63 DOM
8. 2026-06-09
   days on market $110,000 Active 60 DOM
9. 2026-06-08
   days on market $110,000 Active 59 DOM
10. 2026-06-07
    days on market $110,000 Active 58 DOM
11. 2026-06-03
    days on market $110,000 Active 54 DOM
12. 2026-06-02
    days on market $110,000 Active 53 DOM
13. 2026-06-01
    price $110,000 Active 52 DOM
14. 2026-06-01
    days on market $125,000 Active 52 DOM
15. 2026-05-31
    days on market $125,000 Active 51 DOM
16. 2026-05-31
    days on market $125,000 Active 50 DOM
17. 2026-04-10
    listed $125,000 Active 187-char remark

    Show marketing remark (187 chars)

    Located in a 55+ only park is a 1 bedroom 2 bath with a bonus room that has washer and dryer hook ups and 1/2 bath. The park is well maintained and just minutes from downtown town Payson.

18. 2024-07-17
    soldstatus $81,500 Closed 942-char remark

    Show marketing remark (942 chars)

    The view of the Granite Dells takes it over the top! Very nice park model in 55+ resort with extra features including a laundry room, unattached bonus room with electricity and AC, and fenced back yard with planters complete with drip system. This one bedroom, one bath unit is being offered completely furnished with all appliances including full size washer & dryer. Great deck with amazing view is the added bonus for this property. Unit is 385sqft plus laundry room and bonus room. Ready to move in, come see this great spot for simple living or to get out of the heat this summer. Pine View RV Resort is a small quiet 55+ community which offers a Clubhouse with Wifi. The space rent for this space is $475.00 per month plus city tax of $9.70 per month. Included in the space rent is water, trash, sewage and basic cable from Optimum. Electric is metered and billed separately. No rentals allowed. Call agent for your showing today!

19. 2024-07-08
    status Pending 942-char remark

    Show marketing remark (942 chars)

    The view of the Granite Dells takes it over the top! Very nice park model in 55+ resort with extra features including a laundry room, unattached bonus room with electricity and AC, and fenced back yard with planters complete with drip system. This one bedroom, one bath unit is being offered completely furnished with all appliances including full size washer & dryer. Great deck with amazing view is the added bonus for this property. Unit is 385sqft plus laundry room and bonus room. Ready to move in, come see this great spot for simple living or to get out of the heat this summer. Pine View RV Resort is a small quiet 55+ community which offers a Clubhouse with Wifi. The space rent for this space is $475.00 per month plus city tax of $9.70 per month. Included in the space rent is water, trash, sewage and basic cable from Optimum. Electric is metered and billed separately. No rentals allowed. Call agent for your showing today!

20. 2024-05-21
    price $86,500 942-char remark

    Show marketing remark (942 chars)

    The view of the Granite Dells takes it over the top! Very nice park model in 55+ resort with extra features including a laundry room, unattached bonus room with electricity and AC, and fenced back yard with planters complete with drip system. This one bedroom, one bath unit is being offered completely furnished with all appliances including full size washer & dryer. Great deck with amazing view is the added bonus for this property. Unit is 385sqft plus laundry room and bonus room. Ready to move in, come see this great spot for simple living or to get out of the heat this summer. Pine View RV Resort is a small quiet 55+ community which offers a Clubhouse with Wifi. The space rent for this space is $475.00 per month plus city tax of $9.70 per month. Included in the space rent is water, trash, sewage and basic cable from Optimum. Electric is metered and billed separately. No rentals allowed. Call agent for your showing today!

21. 2024-04-08
    listed $88,500 Active 942-char remark

    Show marketing remark (942 chars)

    The view of the Granite Dells takes it over the top! Very nice park model in 55+ resort with extra features including a laundry room, unattached bonus room with electricity and AC, and fenced back yard with planters complete with drip system. This one bedroom, one bath unit is being offered completely furnished with all appliances including full size washer & dryer. Great deck with amazing view is the added bonus for this property. Unit is 385sqft plus laundry room and bonus room. Ready to move in, come see this great spot for simple living or to get out of the heat this summer. Pine View RV Resort is a small quiet 55+ community which offers a Clubhouse with Wifi. The space rent for this space is $475.00 per month plus city tax of $9.70 per month. Included in the space rent is water, trash, sewage and basic cable from Optimum. Electric is metered and billed separately. No rentals allowed. Call agent for your showing today!

22. 2024-01-02
    soldstatus $76,000 Closed
23. 2023-12-13
    historical
24. 2023-11-28
    listed $76,000 Active
25. 2021-05-21
    soldstatus $45,000
26. 2021-01-20
    listed $46,500

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $15,035
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,200
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,499/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 · 12 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic repairs needed. Painting and updating the exterior and interior will significantly enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Paint appears slightly faded
• Minor Exterior siding — Siding appears slightly worn

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Paint interior walls — Improves appearance and value
• Both Replace flooring — Fresh flooring enhances appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded	Minor	$500–3,000
Exterior siding · Siding appears slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls — Improves appearance and value ↑
• Both Replace flooring — Fresh flooring enhances appeal and value ↑

ⓘ 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: Payson Unified District (4209)
• NCES district ID: 0406070
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $41,440
• Composite: 22.03/100
• National rank: #8200
• State rank: #138 of 249 in AZ

Livability — Star Valley

• Score: 44/100
• State rank: #380
• US rank: #26699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star Valley, AZ
• County: Gila County · 23,382 people
• Metro: Payson, AZ
• Population (ZIP): 23,382
• Household income: $66,383
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 523.0

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.47%
• Current HPI: 416.4005
• Rent YoY: —
• Metro: Payson, AZ
• 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

+168.8% since first listed

10 events — show timeline

• 2026-04-10 Listed $125,000 CAAR
• 2024-07-17 Sold (MLS) $81,500 CAAR
• 2024-07-08 Pending — CAAR
• 2024-05-21 Price Changed $86,500 CAAR
• 2024-04-08 Listed $88,500 CAAR
• 2024-01-02 Sold (MLS) $76,000 WMMLS
• 2023-12-13 Delisted — WMMLS
• 2023-11-28 Listed $76,000 WMMLS
• 2021-05-21 Sold (MLS) $45,000 CAAR
• 2021-01-20 Listed $46,500 CAAR