708 S Shallow Brook Loop · Sierra Vista, AZ 85635

$134,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 23 Days on market

Built 2000 Good condition 5,000 sqft lot Est $125k · 8% over

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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 +9.9/10.0
• ARV discount +4.1/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 bath split floor plan. Great room with formal dining and breakfast nook. Mountain views on a large lot. 2 Car carport. Front and rear covered patios. Roof, Mini Split and some flooring all new in the last year.

Key facts

• Open floor plan
• Split floor plan
• Fenced backyard

Tags

• SPLIT FLOOR PLAN
• OPEN FLOOR PLAN
• MOUNTAIN VIEWS
• XERISCAPE TYPE LANDSCAPING
• FRONT AND REAR COVERED PATIOS
• FENCED BACKYARD

Property features AI

Finance

• Other: Lot size listed as 5,000 (source: owner)
• HOA & community: Land lease (monthly); Land lease payment: $541 monthly; No association fees included; Community amenities: pool, community spa (heated), pickleball, community media room, community laundry, playground, biking/walking path, fitness center

Exterior

• Parking: 2 open parking spaces; 1 covered space; 1 carport space
• Security: Gated community
• Utilities: Private well water; Public sewer
• Home design: Manufactured / Mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Heated spa; Shed(s); Partial wire fencing; Gravel/stone front and back; Natural desert front; Private maintained road; Mountain view

Interior

• Kitchen: Dishwasher; Disposal; Laminate countertops
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Mini split cooling
• Interior features: Vaulted ceilings; Full bathroom in master bedroom; Laminate counters; Dual-pane windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Huachuca Mountain Elementary School (math 38% / reading 52%, grade D-, #334 of 1,109 statewide, top 30%, 416 students, 34% 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 37% FRL track the district average.
• Market conditions: Rents flat; 176 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 39% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (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. 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $125,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 S Shallow Brook Loop	0.01mi	3/2.0	1,568 (0%)	12mo	$125,000	$80	89
642 S Little Bear Trl	0.09mi	3/2.0	1,568 (0%)	10mo	$125,000	$80	88
615 S Shallow Brook Loop #219	0.05mi	3/2.0	1,512 (-4%)	6mo	$126,000	$83	86
668 S Lazy Beaver Way	0.11mi	3/2.0	1,568 (0%)	10mo	$122,000	$78	86
225 S Knee Deep Loop #233	0.15mi	3/2.0	1,456 (-7%)	4mo	$162,000	$111	78
698 S Deer Creek Ln	0.19mi	3/2.0	1,440 (-8%)	5mo	$82,000	$57	74
547 S Little Bear Trl	0.07mi	3/2.0	1,792 (+14%)	2mo	$88,000	$49	71
484 S Little Bear Trl	0.10mi	2/2.0 (-1)	1,674 (+7%)	10mo	$62,500	$37	70
716 S Shallow Brook Loop	0.18mi	3/2.0	1,680 (+7%)	12mo	$169,000	$101	69
275 S Chase St St	0.33mi	2/2.0 (-1)	1,701 (+8%)	12mo	$110,000	$65	55
306 N Central Ave	0.53mi	4/2.0 (+1)	1,440 (-8%)	5mo	$124,000	$86	52
525 N Central Ave	0.71mi	4/2.0 (+1)	1,536 (-2%)	10mo	$174,900	$114	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.37×
• Total profit: $13,959
• Equity at exit: $20,114

10-year hold

• IRR: 16.2%
• Equity multiple: 2.14×
• Total profit: $43,194
• Equity at exit: $11,664

Cash invested: $37,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $654

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 62%

Sensitivity live

Price	-10% $748	-5% $701	+0% $654	+5% $608	+10% $561
Rent	-10% $496	-5% $575	+0% $654	+5% $734	+10% $813
Rate	-1.0pp $722	-0.5pp $689	base $654	+0.5pp $619	+1.0pp $584

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	3	0.28mi
5396 Desert Shadows Dr Sierra Vista, AZ	4.0	2.0	1365	$1,550	$1.14	44d	1	0.86mi
5478 Waco Dr Sierra Vista, AZ	3.0	2.0	1500	$1,600	$1.07	44d	1	0.88mi
5330 Sonora St Sierra Vista, AZ	3.0	2.0	1330	$1,425	$1.07	44d	1	1.02mi
1415 Plaza Seca Sierra Vista, AZ	3.0	2.0	1656	$1,700	$1.03	44d	1	1.31mi

Listing history 23 events

1. 2026-06-19
   days on market $134,900 Active 23 DOM
2. 2026-06-18
   days on market $134,900 Active 22 DOM
3. 2026-06-17
   days on market $134,900 Active 21 DOM
4. 2026-06-16
   days on market $134,900 Active 20 DOM
5. 2026-06-15
   days on market $134,900 Active 19 DOM
6. 2026-06-14
   days on market $134,900 Active 17 DOM
7. 2026-06-12
   days on market $134,900 Active 16 DOM
8. 2026-06-09
   days on market $134,900 Active 13 DOM
9. 2026-06-08
   days on market $134,900 Active 12 DOM
10. 2026-06-07
    days on market $134,900 Active 11 DOM
11. 2026-06-05
    pricedays on market $134,900 Active 8 DOM
12. 2026-06-03
    days on market $144,900 Active 7 DOM
13. 2026-06-02
    days on market $144,900 Active 6 DOM
14. 2026-06-01
    days on market $144,900 Active 5 DOM
15. 2026-05-31
    days on market $144,900 Active 4 DOM
16. 2026-05-30
    days on market $144,900 Active 3 DOM
17. 2026-05-26
    listed $144,900 Active
18. 2025-06-18
    soldstatus $125,000 Closed 224-char remark

    Show marketing remark (224 chars)

    3 Bedroom, 2 bath split floor plan. Great room with formal dining and breakfast nook. Mountain views on a large lot. 2 Car carport. Front and rear covered patios. Roof, Mini Split and some flooring all new in the last year.

19. 2025-05-25
    historical Contract Contingent on Buyer Sale 224-char remark

    Show marketing remark (224 chars)

    3 Bedroom, 2 bath split floor plan. Great room with formal dining and breakfast nook. Mountain views on a large lot. 2 Car carport. Front and rear covered patios. Roof, Mini Split and some flooring all new in the last year.

20. 2025-05-06
    listed $130,000 Active 224-char remark

    Show marketing remark (224 chars)

    3 Bedroom, 2 bath split floor plan. Great room with formal dining and breakfast nook. Mountain views on a large lot. 2 Car carport. Front and rear covered patios. Roof, Mini Split and some flooring all new in the last year.

21. 2022-09-19
    soldstatus $128,000 Closed 70-char remark

    Show marketing remark (70 chars)

    3 Bedroom, 2 bath split floor plan with mountain views on a large lot.

22. 2022-09-15
    historical Under Contract Accepting Backups 70-char remark

    Show marketing remark (70 chars)

    3 Bedroom, 2 bath split floor plan with mountain views on a large lot.

23. 2022-09-09
    listed $128,000 Active 70-char remark

    Show marketing remark (70 chars)

    3 Bedroom, 2 bath split floor plan with mountain views on a large lot.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 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: $24,100
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$3,924
• Taxable income: $6,065
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $6,396/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value enhancement through cosmetic upgrades.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters.
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal to potential buyers.
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's resale value.
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/renters.
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters. ↑
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's resale value. ↑
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/renters. ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+13.2% since first listed

7 events — show timeline

• 2026-05-26 Listed $144,900 ARMLS
• 2025-06-18 Sold (MLS) $125,000 ARMLS
• 2025-05-25 Contingent — ARMLS
• 2025-05-06 Listed $130,000 ARMLS
• 2022-09-19 Sold (MLS) $128,000 ARMLS
• 2022-09-15 Contingent — ARMLS
• 2022-09-09 Listed $128,000 ARMLS