410 W Cooley St · Show Low, AZ 85901

$110,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 15 Days on market

Built 1980 5,227 sqft lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and affordable starter home in the heart of Show Low! This 2-bedroom, 2-bath manufactured home, built in 1980, offers comfortable living with attractive wood laminate flooring and a functional layout. Situated on a . 12-acre lot, this property is conveniently located close to schools, shopping, and everyday amenities. Whether you're looking for your first home, an investment property, or a cozy retreat in the White Mountains, this home is priced right for a quick sale. Don't miss this great opportunity!

Key facts

• Close to schools
• Everyday amenities
• Functional layout

Tags

• WOOD LAMINATE FLOORING
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• EVERYDAY AMENITIES

Property features AI

Finance

• Other: Property adjoins private land; Road maintenance by city
• Financial info: No special assessments reported
• HOA & community: No HOA; Located in the Rolling Acres neighborhood

Exterior

• Parking: No specific parking details provided
• Security: No fireplace (no built-in hearth features noted)
• Utilities: City water (metered by City of Show Low); Public sewer; APS electric available with individual metering; Telephone service available; Water, sewer, and power are available
• Home design: Manufactured/Mobile home; Single-wide; One story
• Construction: Manufactured construction; Flat/rolled roof; Aluminum window frames; Other type of foundation
• Exterior features: Property partly fenced with wood and wire fencing; Trees on the property; Street is paved; Utility building on site; Other outbuilding

Interior

• Kitchen: Electric range; Refrigerator; Kitchen/dining room combo (eating area)
• Bedrooms: Split-bedroom layout (bedroom arrangement separates sleeping areas)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: Full bathroom; Jack-and-Jill bathroom; Tub/shower combination
• Heating & cooling: Forced air heating
• Interior features: Smoke detector; Split-bedroom layout; Accessible approach with ramp
• Laundry & utility: Washer and dryer in hallway

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/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: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 895 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $110k implies a 61% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.26% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $10,973
• Equity at exit: $16,401

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $46,492
• 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 85901

• Home prices YoY: -14.5%
• Active inventory: 895
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $453

Break-even live

Break-even rent $812

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $515	-5% $484	+0% $453	+5% $296	+10% $258
Rent	-10% $344	-5% $398	+0% $453	+5% $508	+10% $562
Rate	-1.0pp $508	-0.5pp $481	base $453	+0.5pp $424	+1.0pp $395

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
561 N 10th Pl Unit 103 Show Low, AZ	2.0	1.0	800	$1,199	$1.50	15d	1	0.92mi
1351 W Sierra Buena Ct Show Low, AZ	1.0	1.0	780	$1,650	$2.12	45d	1	1.28mi

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 15 DOM
2. 2026-06-19
   days on market $110,000 Active 13 DOM
3. 2026-06-18
   days on market $110,000 Active 12 DOM
4. 2026-06-17
   days on market $110,000 Active 11 DOM
5. 2026-06-16
   days on market $110,000 Active 10 DOM
6. 2026-06-15
   days on market $110,000 Active 9 DOM
7. 2026-06-14
   days on market $110,000 Active 7 DOM
8. 2026-06-12
   statusdays on market $110,000 Active 6 DOM
9. 2026-06-02
   status $110,000 Pending 5 DOM
10. 2026-06-01
    days on market $110,000 Active 5 DOM
11. 2026-05-31
    days on market $110,000 Active 4 DOM
12. 2026-05-31
    days on market $110,000 Active 3 DOM
13. 2026-05-27
    listed $110,000 Active
14. 2006-11-02
    soldstatus $68,500
15. 2005-11-14
    soldstatus $64,000
16. 2004-06-08
    soldstatus $55,000

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $726 · $60/mo
• Expected delta: +$502/yr (+$42/mo · 224.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,622
• − Mortgage interest: −$6,162
• − Property taxes: −$224
• − Insurance: −$550
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,200
• Taxable income: $3,827
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $4,517/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

+100.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $110,000 WMMLS
• 2006-11-02 Sold (Public Records) $68,500 Public Records
• 2005-11-14 Sold (Public Records) $64,000 Public Records
• 2004-06-08 Sold (Public Records) $55,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $224 · +4.3% YoY. Source: county tax records.