4119 Indian Bend Rd · Snowflake, AZ 85937

$84,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 66 Days on market

Built 1996 1.18 ac lot $57/sqft · 55% below area

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Why this score? — see what drove the A- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

Key facts

• Generous lot
• Modern vanities
• 1.18 acre lot

Tags

• STONE ACCENTED FIREPLACE
• BUTCHER BLOCK COUNTERS
• MODERN VANITIES
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 2.9% in Snowflake — 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 69/100 on livability (#46 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Snowflake Unified District (4391) (town): math 55% / reading 53% proficiency, ranked #36 of 249 in AZ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 290 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 $9k of equity ($581 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 66 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.29% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.29%
• DSCR: 3.28
• GRM: 3.6

CMA / ARV

• ARV (median comp): $188,325
• List price: $84,000
• Delta: -55.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.7%
• Equity multiple: 5.67×
• Total profit: $109,759
• Equity at exit: $75,674

10-year hold

• IRR: 58.3%
• Equity multiple: 12.60×
• Total profit: $272,851
• Equity at exit: $163,194

Cash invested: $23,520 (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 85937

• Home prices YoY: 3.3%
• Active inventory: 290
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $1,005

Break-even live

Break-even rent $650

Max offer price $84,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,053	-5% $1,029	+0% $1,005	+5% $981	+10% $958
Rent	-10% $853	-5% $929	+0% $1,005	+5% $1,081	+10% $1,157
Rate	-1.0pp $1,048	-0.5pp $1,027	base $1,005	+0.5pp $983	+1.0pp $961

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $84,000 Active 66 DOM
2. 2026-06-17
   days on market $84,000 Active 65 DOM
3. 2026-06-16
   days on market $84,000 Active 64 DOM
4. 2026-06-15
   days on market $84,000 Active 63 DOM
5. 2026-06-14
   days on market $84,000 Active 61 DOM
6. 2026-06-13
   days on market $84,000 Active 60 DOM
7. 2026-06-10
   days on market $84,000 Active 58 DOM
8. 2026-06-09
   days on market $84,000 Active 57 DOM
9. 2026-06-08
   days on market $84,000 Active 56 DOM
10. 2026-06-07
    days on market $84,000 Active 55 DOM
11. 2026-06-05
    days on market $84,000 Active 52 DOM
12. 2026-06-03
    days on market $84,000 Active 51 DOM
13. 2026-06-03
    price $84,000 Active 50 DOM
14. 2026-06-02
    days on market $96,000 Active 50 DOM
15. 2026-06-01
    days on market $96,000 Active 49 DOM
16. 2026-05-31
    days on market $96,000 Active 48 DOM
17. 2026-05-30
    days on market $96,000 Active 47 DOM
18. 2026-05-18
    status Pending 794-char remark

    Show marketing remark (794 chars)

    This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

19. 2026-05-18
    status Pending 794-char remark

    Show marketing remark (794 chars)

    This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

20. 2026-05-18
    listed $96,000 Active 794-char remark

    Show marketing remark (794 chars)

    This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

21. 2026-05-18
    status Active 794-char remark

    Show marketing remark (794 chars)

    This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

22. 2026-05-18
    historical 794-char remark

    Show marketing remark (794 chars)

    This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

23. 2026-03-17
    listed $96,000 Active 794-char remark

    Show marketing remark (794 chars)

    This single-level home in Snowflake, Arizona, offers 1,480 sq ft of living space with 3 bedrooms and 2 bathrooms, built in 1996. The interior features a spacious living room with a stone-accented fireplace, updated flooring, and an open layout that connects to the kitchen and dining area. The kitchen includes ample cabinet storage, butcher block counters, and plenty of workspace. Bedrooms provide natural light and closet space, with the primary suite offering its own bath. Both bathrooms are equipped with modern vanities and showers. Set on a generous lot, the property has room for outdoor use, gardening, or other possibilities. With its functional layout and solid construction, this home is suited for a variety of needs, whether as a full-time residence or an investment opportunity.

24. 2026-02-16
    status Pending
25. 2026-02-16
    status Active
26. 2026-02-16
    historical
27. 2026-02-10
    status Pending
28. 2026-01-27
    price $96,000
29. 2025-12-19
    price $108,000
30. 2025-11-18
    price $126,000
31. 2025-10-20
    price $138,000
32. 2025-09-03
    listed $150,000 Active
33. 2025-07-24
    historical
34. 2024-11-13
    listed $157,271 Active
35. 2024-11-06
    soldstatus $157,271
36. 2021-12-02
    soldstatus $160,000
37. 2017-12-18
    soldstatus $15,000

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$102/yr (+$8/mo · 22.5%)

ⓘ 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 4/10 Moderate 5 d/yr ≥91°F today · 12 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: $23,065
• − Mortgage interest: −$4,705
• − Property taxes: −$452
• − Insurance: −$420
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$2,444
• Taxable income: $11,353
• Est. tax owed @ 24.0%: −$2,725
• After-tax cash flow: $9,338/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: Snowflake Unified District (4391)
• NCES district ID: 0407820
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $47,767
• Composite: 45.91/100
• National rank: #2545
• State rank: #36 of 249 in AZ

Livability — Snowflake

• Score: 69/100
• State rank: #46
• US rank: #8817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,975

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▲ 15.31%
• Current HPI: 480.9577
• 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

+540.0% since first listed

20 events — show timeline

• 2026-05-18 Pending — ARMLS
• 2026-05-18 Pending — WMMLS
• 2026-05-18 Listed $96,000 WMMLS
• 2026-05-18 Relisted — ARMLS
• 2026-05-18 Listing Removed — ARMLS
• 2026-03-17 Listed $96,000 ARMLS
• 2026-02-16 Pending — ARMLS
• 2026-02-16 Relisted — ARMLS
• 2026-02-16 Listing Removed — ARMLS
• 2026-02-10 Pending — ARMLS
• 2026-01-27 Price Changed $96,000 ARMLS
• 2025-12-19 Price Changed $108,000 ARMLS
• 2025-11-18 Price Changed $126,000 ARMLS
• 2025-10-20 Price Changed $138,000 ARMLS
• 2025-09-03 Listed $150,000 ARMLS
• 2025-07-24 Listing Removed — ARMLS
• 2024-11-13 Listed $157,271 ARMLS
• 2024-11-06 Sold (Public Records) $157,271 Public Records
• 2021-12-02 Sold (MLS) $160,000 WMMLS
• 2017-12-18 Sold (Public Records) $15,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $452 · +3.5% YoY. Source: county tax records.