268 W Park Ave · Ash Fork, AZ 86320

$150,000

2 bd · 0.5 ba · 1,145 sqft · SingleFamily public records · 1204 Days on market

Built 1914 8,712 sqft lot $131/sqft · 31% above area Est $300k · 50% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• Schools +5.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 homes for the price of one . Great location , Great investment opportunity! both Homes need TLC

Key facts

• 8,712 sq ft lot
• Built 1914
• Listed 1203 days

Property features AI

Finance

• Other: Zoned C2-2; Lot size about 0.2 acres; Lot size source: county records; Road maintained by county; Subdivision: Ash Fork
• HOA & community: Not a senior community

Exterior

• Utilities: Public water; Electricity available; No water heater
• Home design: Single-family residence; 2 stories
• Construction: Block construction; Other roof; Piers foundation; Built area approximately 3,005
• Exterior features: Partial fencing; Corner lot; City street frontage with asphalt road

Interior

• Flooring: Other (see remarks)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced gas heating
• Interior features: Wood-burning fireplace; Workshop

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $22 ($269/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 $124k (17.5% below list).
• Recommended offer: $124k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#87 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ash Fork Joint Unified District (4471) (rural): math 65% / reading 65% proficiency, ranked #58 of 501 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 155 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1204 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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 $14k; list at $150k implies a 934% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,733 (17.5% below list)

Questions for the listing agent

1. It's been on market 1204 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $299,804
• List price: $150,000
• Delta: -49.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Park Ave	0.08mi	2/1.0	1,140 (-0%)	10mo	$190,000	$167	85

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $83,090
• Equity at exit: $135,132

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $243,501
• Equity at exit: $291,417

Cash invested: $42,000 (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 86320

• Home prices YoY: 4.0%
• Active inventory: 155
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $22

Break-even live

Break-even rent $1,209

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $150,000 Active 1204 DOM
2. 2026-06-18
   days on market $150,000 Active 1203 DOM
3. 2026-06-17
   days on market $150,000 Active 1202 DOM
4. 2026-06-16
   days on market $150,000 Active 1201 DOM
5. 2026-06-15
   days on market $150,000 Active 1200 DOM
6. 2026-06-14
   days on market $150,000 Active 1198 DOM
7. 2026-06-12
   days on market $150,000 Active 1197 DOM
8. 2026-06-09
   days on market $150,000 Active 1194 DOM
9. 2026-06-08
   days on market $150,000 Active 1193 DOM
10. 2026-06-07
    days on market $150,000 Active 1192 DOM
11. 2026-06-07
    days on market $150,000 Active 1191 DOM
12. 2026-06-04
    days on market $150,000 Active 1188 DOM
13. 2026-06-02
    days on market $150,000 Active 1187 DOM
14. 2026-06-01
    days on market $150,000 Active 1186 DOM
15. 2026-05-31
    days on market $150,000 Active 1185 DOM
16. 2026-05-31
    days on market $150,000 Active 1184 DOM
17. 2025-12-19
    status Active
18. 2025-11-21
    historical
19. 2024-11-25
    status Active
20. 2024-11-21
    historical
21. 2024-09-02
    status Active
22. 2024-08-27
    historical Active Under Contract
23. 2024-02-17
    historical
24. 2023-02-16
    listed $150,000 Active
25. 2023-01-30
    listed $150,000 Active
26. 2022-05-23
    historical
27. 2021-11-17
    listed $150,000 Active
28. 1997-05-29
    soldstatus $14,500

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,272 · $106/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 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: $14,848
• − Mortgage interest: −$8,402
• − Property taxes: −$1,272
• − Insurance: −$750
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,364
• Taxable loss: −$2,315
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $825/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: Ash Fork Joint Unified District (4471)
• NCES district ID: 0400910
• Math proficiency: 65% ▲ 5.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $30,345
• Composite: 54.75/100
• National rank: #2833
• State rank: #58 of 501 in AZ

Livability — Ash Fork

• Score: 65/100
• State rank: #87
• US rank: #13536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ash Fork, AZ
• Population (ZIP): 2,482

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Iranian 6% Lithuanian 5%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.79%
• Current HPI: 306.148
• 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

+934.5% since first listed

12 events — show timeline

• 2025-12-19 Relisted — PAARMLS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-11-25 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-11-21 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2024-09-02 Relisted — PAARMLS as Distributed by MLS Grid
• 2024-08-27 Contingent — PAARMLS as Distributed by MLS Grid
• 2024-02-17 Listing Removed — NAZMLS
• 2023-02-16 Listed $150,000 NAZMLS
• 2023-01-30 Listed $150,000 PAARMLS as Distributed by MLS Grid
• 2022-05-23 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2021-11-17 Listed $150,000 PAARMLS as Distributed by MLS Grid
• 1997-05-29 Sold (Public Records) $14,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,272 · +12.6% YoY. Source: county tax records.