5324 White Antelope Rd · Snowflake, AZ 85937

$55,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 201 Days on market

Built 1984 40 ac lot $56/sqft · 74% below area ↓ 11% since listing

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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

Come take a look at this 40+ acre property right off the paved road. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity with the SW MH. Property does have a septic system installed with a water hauling system in place for MH. The solar system has been taken down until under contract but is included with sale. The SW 3 bedroom 2 bath home has some good bones to work with but, is at no monetary value due to some much needed TLC. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. Call for details

Key facts

• Solar system set up
• Water hauling system
• 40 acre property

Tags

• 40 ACRE PROPERTY
• SEPTIC SYSTEM INSTALLED
• WATER HAULING SYSTEM
• SOLAR SYSTEM SET UP
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.7% 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 $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.22% ✓
• Cap rate: 29.69%
• Cash-on-cash: 83.55%
• DSCR: 4.72
• GRM: 2.6

CMA / ARV

• ARV (median comp): $215,000
• List price: $55,000
• Delta: -74.42%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 93.2%
• Equity multiple: 7.38×
• Total profit: $98,240
• Equity at exit: $49,548

10-year hold

• IRR: 88.1%
• Equity multiple: 16.30×
• Total profit: $235,582
• Equity at exit: $106,853

Cash invested: $15,400 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$15 /mo · $174/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,072

Break-even live

Break-even rent $413

Max offer price $55,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,103	-5% $1,088	+0% $1,072	+5% $1,057	+10% $1,041
Rent	-10% $932	-5% $1,002	+0% $1,072	+5% $1,142	+10% $1,212
Rate	-1.0pp $1,100	-0.5pp $1,086	base $1,072	+0.5pp $1,058	+1.0pp $1,043

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $55,000 Active 201 DOM
2. 2026-06-17
   days on market $55,000 Active 200 DOM
3. 2026-06-16
   days on market $55,000 Active 199 DOM
4. 2026-06-15
   days on market $55,000 Active 198 DOM
5. 2026-06-14
   status $55,000 Active 196 DOM
6. 2026-06-10
   status $55,000 Pending 196 DOM
7. 2026-06-09
   days on market $55,000 Active 196 DOM
8. 2026-06-08
   days on market $55,000 Active 195 DOM
9. 2026-06-07
   days on market $55,000 Active 194 DOM
10. 2026-06-05
    pricedays on market $55,000 Active 191 DOM
11. 2026-06-03
    days on market $67,000 Active 190 DOM
12. 2026-06-02
    days on market $67,000 Active 189 DOM
13. 2026-06-01
    days on market $67,000 Active 188 DOM
14. 2026-05-31
    days on market $67,000 Active 187 DOM
15. 2026-05-30
    days on market $67,000 Active 186 DOM
16. 2026-05-17
    price $67,000 721-char remark

    Show marketing remark (746 chars)

    Come take a look at this 40+ acre property right off the paved road. The SW 3 bedroom 2 bath home has some good bones to work with. MH is at no monetary value due to some much needed TLC. Property does have a septic system installed with a water hauling system in place, The solar system has been taken down until under contract but solar system is set up for home. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity as well. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. More interior pictures to come. Call for details

17. 2026-05-17
    price $67,000 746-char remark

    Show marketing remark (746 chars)

    Come take a look at this 40+ acre property right off the paved road. The SW 3 bedroom 2 bath home has some good bones to work with. MH is at no monetary value due to some much needed TLC. Property does have a septic system installed with a water hauling system in place, The solar system has been taken down until under contract but solar system is set up for home. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity as well. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. More interior pictures to come. Call for details

18. 2026-04-21
    status Active 721-char remark

    Show marketing remark (721 chars)

    Come take a look at this 40+ acre property right off the paved road. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity with the SW MH. Property does have a septic system installed with a water hauling system in place for MH. The solar system has been taken down until under contract but is included with sale. The SW 3 bedroom 2 bath home has some good bones to work with but, is at no monetary value due to some much needed TLC. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. Call for details

19. 2026-03-02
    historical 721-char remark

    Show marketing remark (721 chars)

    Come take a look at this 40+ acre property right off the paved road. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity with the SW MH. Property does have a septic system installed with a water hauling system in place for MH. The solar system has been taken down until under contract but is included with sale. The SW 3 bedroom 2 bath home has some good bones to work with but, is at no monetary value due to some much needed TLC. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. Call for details

20. 2026-01-30
    price $69,900 721-char remark

    Show marketing remark (746 chars)

    Come take a look at this 40+ acre property right off the paved road. The SW 3 bedroom 2 bath home has some good bones to work with. MH is at no monetary value due to some much needed TLC. Property does have a septic system installed with a water hauling system in place, The solar system has been taken down until under contract but solar system is set up for home. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity as well. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. More interior pictures to come. Call for details

21. 2026-01-30
    price $69,900 746-char remark

    Show marketing remark (746 chars)

    Come take a look at this 40+ acre property right off the paved road. The SW 3 bedroom 2 bath home has some good bones to work with. MH is at no monetary value due to some much needed TLC. Property does have a septic system installed with a water hauling system in place, The solar system has been taken down until under contract but solar system is set up for home. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity as well. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. More interior pictures to come. Call for details

22. 2025-11-26
    listed $74,900 Active 746-char remark

    Show marketing remark (746 chars)

    Come take a look at this 40+ acre property right off the paved road. The SW 3 bedroom 2 bath home has some good bones to work with. MH is at no monetary value due to some much needed TLC. Property does have a septic system installed with a water hauling system in place, The solar system has been taken down until under contract but solar system is set up for home. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity as well. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. More interior pictures to come. Call for details

23. 2025-08-30
    listed $74,900 Active 721-char remark

    Show marketing remark (721 chars)

    Come take a look at this 40+ acre property right off the paved road. Just had a PASSING perk test done on the upper SW corner off of Miller trail of the 40 acres. Possibilities for a new home to be placed on Miller and a rental opportunity with the SW MH. Property does have a septic system installed with a water hauling system in place for MH. The solar system has been taken down until under contract but is included with sale. The SW 3 bedroom 2 bath home has some good bones to work with but, is at no monetary value due to some much needed TLC. Close to all local amenities in Snowflake/Taylor for shopping, schools, including the Concho county store that has gas, feed, propane and so much more. Call for details

ⓘ 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: $174 · $15/mo
• Projected year-2 tax: $363 · $30/mo
• Expected delta: +$189/yr (+$16/mo · 108.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 16 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: $21,237
• − Mortgage interest: −$3,081
• − Property taxes: −$174
• − Insurance: −$275
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$1,600
• Taxable income: $12,709
• Est. tax owed @ 24.0%: −$3,050
• After-tax cash flow: $9,817/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

-10.5% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $67,000 WMMLS
• 2026-05-17 Price Changed $67,000 WMMLS
• 2026-04-21 Relisted — WMMLS
• 2026-03-02 Delisted — WMMLS
• 2026-01-30 Price Changed $69,900 WMMLS
• 2026-01-30 Price Changed $69,900 WMMLS
• 2025-11-26 Listed $74,900 WMMLS
• 2025-08-30 Listed $74,900 WMMLS

Property tax history

-3.4%/yr

Latest (2025): $174 · -1.7% YoY. Source: county tax records.