1318 N Pso Temblon -- · Sierra Vista, AZ 85635

$170,000

3 bd · 2.0 ba · 1,792 sqft · Land public records · 5 Days on market

Built 2002 1.00 ac lot $95/sqft · 16% above area Est $146k · 16% over

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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).

• Cash flow +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

Key facts

• Covered patios
• Split floor plan
• Workshop

Tags

• FULLY FENCED LOT
• PANORAMIC DESERT VIEWS
• SPLIT FLOOR PLAN
• WORKSHOP
• STORAGE SHEDS
• COVERED PATIOS

Property features AI

Finance

• Other: Lot size approximately 1 acre
• Financial info: Current financing: FHA
• HOA & community: No association fees

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Shared well water; Septic tank (septic in & connected)
• Home design: Manufactured / Mobile home; Fee simple ownership; Desert and panoramic views; Property listed as fixer
• Construction: Wood siding; Wood frame construction; Rolled/hot mop roof
• Exterior features: Playground; Storage; Shed(s); Chain-link fencing; Horses allowed; Dirt front and back; Natural desert front and back; East/West exposure; Irrigation front and back; Private maintained road

Interior

• Kitchen: Built-in microwave; Refrigerator; Built-in electric oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Kitchen island; Pantry; Walk-in pantry; Full bath in primary bedroom; Laminate counters
• Laundry & utility: Inside laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.0% vs local median 4.3% in Sierra Vista — 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 80/100 on livability (#5 in AZ, #1,805 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F.
• Sierra Vista Unified District (4175) (urban): math 27% / reading 39% proficiency, ranked #93 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Town & Country Elementary School (math 22% / reading 32%, grade F, #600 of 1,109 statewide, top 56%, 433 students, 48% FRL); Joyce Clark Middle School (math 26% / reading 39%, grade F, #70 of 218 statewide, top 32%, 670 students, 46% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL).
• Market conditions: Rents flat; 176 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cochise County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

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. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $146,215
• List price: $170,000
• Delta: 16.27%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,825
• Equity at exit: $25,348

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,711
• Equity at exit: $14,698

Cash invested: $47,600 (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 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $377

Break-even live

Break-even rent $1,318

Max offer price $170,000

Occupancy floor 74%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 S Clubhouse Ln Sierra Vista, AZ	2.0–3.0	2.0	1574	$2,750	$1.75	43d	3	1.12mi

Listing history 12 events

1. 2026-05-13
   listed $170,000 Active 715-char remark
2. 2025-06-27
   historical
3. 2025-01-13
   listed $245,000 Active
4. 2022-08-01
   soldstatus $230,000 Closed

   Show marketing remark (745 chars)

   This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

5. 2022-08-01
   soldstatus $230,000

   Show marketing remark (745 chars)

   This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

6. 2022-06-25
   historical Under Contract Accepting Backups

   Show marketing remark (745 chars)

   This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

7. 2022-05-14
   price $245,000

   Show marketing remark (745 chars)

   This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

8. 2022-05-09
   price $255,000

   Show marketing remark (745 chars)

   This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

9. 2022-04-26
   listed $260,000 Active

   Show marketing remark (745 chars)

   This is the home that meets all your needs. Newly installed furnace, A/C, Septic tank.. Unique fully fenced 1 acre horse zoned property close to City amenities 2002 Double wide Split floor plan 3 bedroom 2 bath With den/study , Family room complete with built in entertainment wall and formal dinning area .,Cabinets ,Cabinets Cabinets makes this your must have., Kitchen with breakfast eat in island. Adjoining Large laundry room doubles as a walk in pantry storage. Not just 1 large front relaxing covered patio ,But a second side patio perfect for evening fresco dinning. All this on a well maintained landscaped acre beautiful roses ,trees plants and more... .Enjoy gatherings around Rustic outdoor firepit . Call today to view.

10. 2017-07-19
    soldstatus $75,900
11. 2003-07-01
    soldstatus $116,000
12. 2002-08-12
    soldstatus $12,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$178/yr (+$15/mo · 18.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 19 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: $21,546
• − Mortgage interest: −$9,523
• − Property taxes: −$944
• − Insurance: −$850
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,945
• Taxable income: $1,837
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $4,089/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: Sierra Vista Unified District (4175)
• NCES district ID: 0401460
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,463
• Composite: 29.17/100
• National rank: #6573
• State rank: #93 of 249 in AZ

Livability — Sierra Vista

• Score: 80/100
• State rank: #5
• US rank: #1805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cochise County · 49,069 people
• City population: 49,069
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 34,193
• Household income: $61,580
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1129.0

Population outlook (Cochise County) Hauer SSP2

• Today (2025): 113,402 people
• By 2030: 106,197 · -6.4%
• By 2040: 92,166 · -18.7%
• By 2050: 79,805 · -29.6%
• By 2075: 56,831 · -49.9%
• By 2100: 35,103 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 17% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 14% Korean 2% German/W. Germanic 1%

Political lean MEDSL · Cochise

• 2024 margin: Strong R (+23.1) · D 37.8% · R 61.0% · Other 1.2%
• 2008→2024 swing: -2.5pp toward R · 2008: -20.7pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+22.6 2012: R+24.0 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.93%
• Current HPI: 175.5821
• Rent YoY: ▬ 0.00%
• Metro: Sierra Vista-Douglas, AZ
• 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

+1316.7% since first listed

13 events — show timeline

• 2026-05-19 Pending — ARMLS
• 2026-05-13 Listed $170,000 ARMLS
• 2025-06-27 Listing Removed — ARMLS
• 2025-01-13 Listed $245,000 ARMLS
• 2022-08-01 Sold (Public Records) $230,000 Public Records
• 2022-08-01 Sold (MLS) $230,000 ARMLS
• 2022-06-25 Contingent — ARMLS
• 2022-05-14 Price Changed $245,000 ARMLS
• 2022-05-09 Price Changed $255,000 ARMLS
• 2022-04-26 Listed $260,000 ARMLS
• 2017-07-19 Sold (Public Records) $75,900 Public Records
• 2003-07-01 Sold (Public Records) $116,000 Public Records
• 2002-08-12 Sold (Public Records) $12,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $944 · +1.3% YoY. Source: county tax records.