4220 -C Avenida Palermo · Sierra Vista, AZ 85635

$105,000

2 bd · 1.0 ba · 798 sqft · Condo public records · 23 Days on market

Built 1984 $189/mo HOA · 17% of rent

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Why this score? — see what drove the D+ 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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready condo in the Pueblo del Sol community in Sierra Vista! This 2-bedroom, 1-bath home offers 798 sq ft of comfortable living with fresh interior paint and trim and durable vinyl plank flooring throughout. The bright living area flows into an efficient kitchen, and all appliances are included—refrigerator plus a convenient stacked washer and dryer—making this a true turnkey opportunity. Step outside to your private, fenced back patio, perfect for relaxing, pets, or a small garden. Located near shopping, dining, and Fort Huachuca, this low-maintenance property is ideal for first-time buyers, seasonal residents, or investors seeking an affordable option in a convenient location. Don't miss this clean and updated condo ready for its next owner!

Key facts

• Efficient kitchen
• $189 HOA
• Community pool

Tags

• PRIVATE FENCED BACK PATIO
• EFFICIENT KITCHEN
• ALL APPLIANCES INCLUDED
• LOW MAINTENANCE PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $71 ($853/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Pueblo Del Sol Elementary School (math 32% / reading 48%, grade F, #394 of 1,109 statewide, top 36%, 383 students, 42% 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) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents flat; 176 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $103,425 (1.5% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-15,743
• Equity at exit: $15,656

10-year hold

• IRR: -14.3%
• Equity multiple: 0.30×
• Total profit: $-20,442
• Equity at exit: $9,078

Cash invested: $29,400 (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 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$551
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$44
• HOA: −$189
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $71

Break-even live

Break-even rent $1,048

Max offer price $105,000

Occupancy floor 89%

Sensitivity live

Price	-10% $131	-5% $101	+0% $71	+5% $41	+10% $12
Rent	-10% $-19	-5% $26	+0% $71	+5% $116	+10% $161
Rate	-1.0pp $124	-0.5pp $98	base $71	+0.5pp $44	+1.0pp $16

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 Avenida Palermo Sierra Vista, AZ	3.0	2.0	1018	$1,100	$1.08	44d	1	0.03mi
4208 Avenue Palermo Unit B Sierra Vista, AZ	3.0	2.0	1026	$1,200	$1.17	44d	1	0.06mi
4225 Calle Barona Unit C Sierra Vista, AZ	2.0	1.0	761	$825	$1.08	44d	1	0.11mi
4135 Calle Barona Apt C Sierra Vista, AZ	2.0	1.0	845	$1,175	$1.39	44d	1	0.13mi
4250 E Foothills Dr Sierra Vista, AZ	1.0–2.0	1.0–2.0	686	$1,150	$1.68	44d	17	0.22mi
1417 Plaza Merito Unit A Sierra Vista, AZ	2.0	1.0	802	$1,225	$1.53	44d	1	0.22mi
3799 E Foothills Dr Apt 05 (182) Sierra Vista, AZ	2.0	1.0	825	$950	$1.15	44d	1	0.39mi
4410 Buena Loma Way Unit D Sierra Vista, AZ	2.0	2.0	1070	$1,025	$0.96	44d	1	0.45mi
289 S Highway 92 Sierra Vista, AZ	2.0	2.0	991	$1,610	$1.62	44d	1	0.64mi
289 S Highway 92 Sierra Vista, AZ	1.0	1.0	665	$1,316	$1.98	45d	1	0.64mi
93 Kings Way Sierra Vista, AZ	2.0–3.0	1.0	905	$875	$0.97	44d	1	0.75mi

HOA detail condo

• Monthly dues: $189 · $2,268/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-03-26
   soldstatus $100,000 Closed 789-char remark

   Show marketing remark (789 chars)

   Charming and move-in ready condo in the Pueblo del Sol community in Sierra Vista! This 2-bedroom, 1-bath home offers 798 sq ft of comfortable living with fresh interior paint and trim and durable vinyl plank flooring throughout. The bright living area flows into an efficient kitchen, and all appliances are included—refrigerator plus a convenient stacked washer and dryer—making this a true turnkey opportunity. Step outside to your private, fenced back patio, perfect for relaxing, pets, or a small garden. Located near shopping, dining, and Fort Huachuca, this low-maintenance property is ideal for first-time buyers, seasonal residents, or investors seeking an affordable option in a convenient location. Don't miss this clean and updated condo ready for its next owner!

2. 2026-03-26
   soldstatus $100,000

   Show marketing remark (789 chars)

   Charming and move-in ready condo in the Pueblo del Sol community in Sierra Vista! This 2-bedroom, 1-bath home offers 798 sq ft of comfortable living with fresh interior paint and trim and durable vinyl plank flooring throughout. The bright living area flows into an efficient kitchen, and all appliances are included—refrigerator plus a convenient stacked washer and dryer—making this a true turnkey opportunity. Step outside to your private, fenced back patio, perfect for relaxing, pets, or a small garden. Located near shopping, dining, and Fort Huachuca, this low-maintenance property is ideal for first-time buyers, seasonal residents, or investors seeking an affordable option in a convenient location. Don't miss this clean and updated condo ready for its next owner!

3. 2026-03-09
   status Pending
4. 2026-03-05
   status Pending 789-char remark

   Show marketing remark (789 chars)

   Charming and move-in ready condo in the Pueblo del Sol community in Sierra Vista! This 2-bedroom, 1-bath home offers 798 sq ft of comfortable living with fresh interior paint and trim and durable vinyl plank flooring throughout. The bright living area flows into an efficient kitchen, and all appliances are included—refrigerator plus a convenient stacked washer and dryer—making this a true turnkey opportunity. Step outside to your private, fenced back patio, perfect for relaxing, pets, or a small garden. Located near shopping, dining, and Fort Huachuca, this low-maintenance property is ideal for first-time buyers, seasonal residents, or investors seeking an affordable option in a convenient location. Don't miss this clean and updated condo ready for its next owner!

5. 2026-02-13
   listed $105,000 Active 789-char remark

   Show marketing remark (789 chars)

   Charming and move-in ready condo in the Pueblo del Sol community in Sierra Vista! This 2-bedroom, 1-bath home offers 798 sq ft of comfortable living with fresh interior paint and trim and durable vinyl plank flooring throughout. The bright living area flows into an efficient kitchen, and all appliances are included—refrigerator plus a convenient stacked washer and dryer—making this a true turnkey opportunity. Step outside to your private, fenced back patio, perfect for relaxing, pets, or a small garden. Located near shopping, dining, and Fort Huachuca, this low-maintenance property is ideal for first-time buyers, seasonal residents, or investors seeking an affordable option in a convenient location. Don't miss this clean and updated condo ready for its next owner!

6. 2026-02-13
   listed $105,000 Active

   Show marketing remark (789 chars)

   Charming and move-in ready condo in the Pueblo del Sol community in Sierra Vista! This 2-bedroom, 1-bath home offers 798 sq ft of comfortable living with fresh interior paint and trim and durable vinyl plank flooring throughout. The bright living area flows into an efficient kitchen, and all appliances are included—refrigerator plus a convenient stacked washer and dryer—making this a true turnkey opportunity. Step outside to your private, fenced back patio, perfect for relaxing, pets, or a small garden. Located near shopping, dining, and Fort Huachuca, this low-maintenance property is ideal for first-time buyers, seasonal residents, or investors seeking an affordable option in a convenient location. Don't miss this clean and updated condo ready for its next owner!

7. 2015-09-01
   soldstatus $43,000 301-char remark

   Show marketing remark (301 chars)

   Super cute, clean and cozy 2 bedroom, 2 bath condo close to it all. Generously sized great room, dining area and convenient kitchen with plenty of room for living and entertaining. Nice sized master bedroom with room for storage. Private backyard with block wall. Perfect home at the perfect price.

8. 2015-09-01
   soldstatus $43,000

   Show marketing remark (301 chars)

   Super cute, clean and cozy 2 bedroom, 2 bath condo close to it all. Generously sized great room, dining area and convenient kitchen with plenty of room for living and entertaining. Nice sized master bedroom with room for storage. Private backyard with block wall. Perfect home at the perfect price.

9. 2015-08-18
   listed $45,000 301-char remark

   Show marketing remark (301 chars)

   Super cute, clean and cozy 2 bedroom, 2 bath condo close to it all. Generously sized great room, dining area and convenient kitchen with plenty of room for living and entertaining. Nice sized master bedroom with room for storage. Private backyard with block wall. Perfect home at the perfect price.

10. 2015-06-26
    soldstatus $42,000
11. 2003-05-14
    soldstatus $52,500
12. 2000-11-22
    soldstatus $42,000
13. 1993-05-12
    soldstatus $38,000

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$160/yr (+$13/mo · 30.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 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: $13,654
• − Mortgage interest: −$5,882
• − Property taxes: −$533
• − Insurance: −$525
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − HOA: −$2,268
• − Depreciation: −$3,055
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $1,043/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

• Census place: Sierra Vista, AZ
• 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

+163.2% since first listed

13 events — show timeline

• 2026-03-26 Sold (Public Records) $100,000 Public Records
• 2026-03-26 Sold (MLS) $100,000 ARMLS
• 2026-03-09 Pending — MLSSAZ
• 2026-03-05 Pending — ARMLS
• 2026-02-13 Listed $105,000 MLSSAZ
• 2026-02-13 Listed $105,000 ARMLS
• 2015-09-01 Sold (Public Records) $43,000 Public Records
• 2015-09-01 Sold (MLS) $43,000 MLSSAZ
• 2015-08-18 Listed $45,000 MLSSAZ
• 2015-06-26 Sold (Public Records) $42,000 Public Records
• 2003-05-14 Sold (Public Records) $52,500 Public Records
• 2000-11-22 Sold (Public Records) $42,000 Public Records
• 1993-05-12 Sold (Public Records) $38,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $533 · +20.1% YoY. Source: county tax records.