1940 Pineview Dr · Show Low, AZ 85901

$424,700

3 bd · 2.0 ba · 1,458 sqft · Manufactured public records · 14 Days on market

Built 2006 10,454 sqft lot Est $350k · 21% over $65/mo HOA · 2% of rent

---

Why this score? — see what drove the F 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 +14.3/30.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously maintained and PARTIALLY FURNISHED move-in ready, this beautiful 3-bedroom, 2-bath home is located in the highly sought-after Hacienda Pines, a gated 55+ community in the heart of Show Low, Arizona, offering low HOA fees and convenient access to shopping, dining, medical facilities, and all city services, including high-speed internet. Enjoy the beautiful White Mountains from the covered front and back decks, including an expanded rear deck with a screened-in section--perfect for relaxing or entertaining year-round. The low-maintenance front and back landscaping features an efficient drip irrigation system for easy upkeep. Inside, you'll find vaulted ceilings, tape-and-textured

Key facts

• Gated community
• Screened-in section
• Low hoa fees

Tags

• GATED COMMUNITY
• LOW HOA FEES
• HIGH-SPEED INTERNET
• COVERED FRONT AND BACK DECKS
• EXPANDED REAR DECK
• SCREENED-IN SECTION

Property features AI

Finance

• Other: Private maintained road access; Directions available through Hacienda Pines gated entrance
• HOA & community: Mandatory HOA; HOA dues $65 per month; 55+ community; Subdivision: Hacienda Pines

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Security: Gated community
• Utilities: City of Show Low water; Public sewer; Cable TV available; Individual electric meter; Navopache service available; Telephone service available; Water available; Sewer available; Power available
• Home design: Manufactured / Mobile home; Double wide; One level
• Construction: Manufactured construction; Pitched shingle roof; Other foundation type
• Exterior features: Drip irrigation system; Gated community; Private property adjacency; In the trees / tall pines on lot; Landscaped; Paved street; Chain link fence; Covered deck and rear porch; Double pane windows

Interior

• Kitchen: Built-in dishwasher; Disposal; Electric range; Microwave; Pantry; Refrigerator
• Bedrooms: Master bedroom downstairs
• Flooring: Laminate
• Bathrooms: Full bath with double vanity and shower
• Heating & cooling: Central A/C; Electric heating; Forced air; Pellet heating; Electric water heater
• Interior features: Master bedroom located downstairs; Smoke detector; Vaulted ceiling; Pellet stove fireplace; Partially furnished; Laminate flooring
• Laundry & utility: Washer and dryer in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $425k.

Deal economics

• At list price, monthly cash flow is $75 ($896/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 $335k (21.2% below list).
• Recommended offer: $335k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $13k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; list at $425k implies a 227% 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 $334,698 (21.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $349,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1061 S Hacienda Pines Dr	0.12mi	2/2.0 (-1)	1,500 (+3%)	9mo	$395,000	$263	77
2380 W Zuni Ct	0.27mi	3/2.0	1,482 (+2%)	13mo	$369,750	$249	74
2899 W Whipple St	0.53mi	2/2.0 (-1)	1,440 (-1%)	0mo	$155,000	$108	68
1241 S Deer Ln	0.11mi	3/2.0	1,664 (+14%)	9mo	$430,000	$258	64
2455 W Whipple	0.33mi	4/2.0 (+1)	1,560 (+7%)	7mo	$374,900	$240	63
640 S 27th Ave	0.49mi	3/2.0	1,345 (-8%)	4mo	$273,000	$203	61
2120 W Stratton	0.20mi	3/2.0	1,279 (-12%)	11mo	$250,000	$195	61
1161 S Cherokee Dr	0.18mi	2/2.0 (-1)	1,248 (-14%)	9mo	$324,900	$260	55
3030 W Young --	0.64mi	3/2.0	1,345 (-8%)	4mo	$325,000	$242	54
2820 W Reidhead	0.61mi	3/2.0	1,350 (-7%)	10mo	$320,000	$237	51
3051 W Young	0.66mi	2/2.0 (-1)	1,344 (-8%)	9mo	$295,900	$220	43
3198 W Young --	0.74mi	3/2.0	1,620 (+11%)	8mo	$325,000	$201	40

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-64,239
• Equity at exit: $63,324

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-50,524
• Equity at exit: $36,720

Cash invested: $118,916 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,347 medium
• Mortgage (P&I): −$2,227
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$177
• HOA: −$65
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $75

Break-even live

Break-even rent $3,252

Max offer price $424,700

Occupancy floor 93%

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: $106,175
• Closing costs: $12,741
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 S 16th Ave Unit 1545774P Show Low, AZ	3.0	2.0	1797	$4,355	$2.42	13d	1	0.51mi
2850 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1625	$2,700	$1.66	13d	1	1.29mi
2890 W Villa Loop Unit 1 Show Low, AZ	3.0	2.0	1652	$2,700	$1.63	43d	1	1.30mi
341 N 4th Ave Show Low, AZ	4.0	2.0	1792	$2,195	$1.22	13d	1	1.33mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: internetlandscapingsecurity

Listing history 12 events

1. 2026-06-19
   days on market $424,700 Active 14 DOM
2. 2026-06-18
   days on market $424,700 Active 13 DOM
3. 2026-06-17
   days on market $424,700 Active 12 DOM
4. 2026-06-16
   days on market $424,700 Active 11 DOM
5. 2026-06-15
   days on market $424,700 Active 10 DOM
6. 2026-06-14
   days on market $424,700 Active 8 DOM
7. 2026-06-12
   days on market $424,700 Active 7 DOM
8. 2026-06-09
   days on market $424,700 Active 4 DOM
9. 2026-06-08
   days on market $424,700 Active 3 DOM
10. 2026-06-07
    days on market $424,700 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $424,700 Active 1 DOM

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $2,803 · $234/mo
• Expected delta: +$1,599/yr (+$133/mo · 132.8%)

ⓘ 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 · 18 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: $40,164
• − Mortgage interest: −$23,790
• − Property taxes: −$1,204
• − Insurance: −$2,124
• − Repairs & maintenance: −$3,213
• − Management: −$3,213
• − HOA: −$780
• − Depreciation: −$12,355
• Taxable loss: −$6,515
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $2,459/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

+226.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $424,700 WMMLS
• 2026-06-05 Listed $424,700 ARMLS
• 2013-03-13 Sold (Public Records) $130,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,204 · +4.3% YoY. Source: county tax records.