1913 N Tortoise Trl · Dragoon, AZ 85609

$74,900

1 bd · 1.0 ba · 720 sqft · Manufactured public records · 22 Days on market

Built 1972 0.44 ac lot

---

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
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.6/5.0

Listing remarks

Country Cousin Cutie Welcomes you home! One bedroom, one bath PLUS Basement. Carport, plus separate detached garage. Two sheds, one with washer and dryer, plus chicken coup and small animal barn. Drive in gates at chain link fenced corner lot, with entrance at both Ligier Street and Tortoise Trail.

Key facts

• Chicken coup
• Basement
• Carport

Tags

• BASEMENT
• CARPORT
• DETACHED GARAGE
• TWO SHEDS
• CHICKEN COUP
• SMALL ANIMAL BARN

Property features AI

Finance

• Other: Zoned Cochise - MH72

Exterior

• Parking: Detached parking; 2-car garage; 1-car carport; 3 covered parking spaces total
• Utilities: Water from local water company; Septic tank; Pre-wired telephone lines
• Home design: Mobile home; One story; Faces south
• Construction: Frame construction; Shingle roof; Built as a mobile home
• Exterior features: Covered patio/porch; Chain-link fencing; Shed(s) and workshop; Previously developed, subdivided corner lot with north/south exposure; Dirt road access (county maintained)

Interior

• Kitchen: Refrigerator; Gas range; Gas oven
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Refrigerator; Gas range and gas oven; Washer and dryer with storage; Laminate flooring; Has basement
• Laundry & utility: Washer; Dryer; Laundry/storage area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($815 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 31/100 on livability (#428 in AZ) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Benson Unified School District (79226) (town): math 28% / reading 39% proficiency, ranked #98 of 249 in AZ (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50; list at $75k implies a 149700% gain — meaningful room to come down on a strong offer.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.7

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: 16.4%
• Equity multiple: 1.93×
• Total profit: $19,556
• Equity at exit: $33,678

10-year hold

• IRR: 17.9%
• Equity multiple: 3.61×
• Total profit: $54,835
• Equity at exit: $51,902

Cash invested: $20,972 (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 85609

• Active inventory: 11
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $166

Break-even live

Break-even rent $606

Max offer price $74,900

Occupancy floor 75%

Sensitivity live

Price	-10% $208	-5% $187	+0% $166	+5% $144	+10% $123
Rent	-10% $101	-5% $133	+0% $166	+5% $198	+10% $230
Rate	-1.0pp $203	-0.5pp $185	base $166	+0.5pp $146	+1.0pp $126

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   status $74,900 Pending 22 DOM
2. 2026-06-03
   days on market $74,900 Active 22 DOM
3. 2026-06-02
   days on market $74,900 Active 21 DOM
4. 2026-06-01
   days on market $74,900 Active 20 DOM
5. 2026-05-31
   days on market $74,900 Active 19 DOM
6. 2026-05-18
   price $74,900 303-char remark
7. 2026-05-08
   listed $64,900 Active 303-char remark
8. 2022-08-15
   soldstatus $50

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $9,781
• − Mortgage interest: −$4,196
• − Property taxes: −$652
• − Insurance: −$374
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$2,179
• Taxable income: $815
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $1,791/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: Benson Unified School District (79226)
• NCES district ID: 0400212
• Math proficiency: 28% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $40,662
• Composite: 28.17/100
• National rank: #6811
• State rank: #98 of 249 in AZ

Livability — Dragoon

• Score: 31/100
• State rank: #428
• US rank: #27858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dragoon, AZ
• Population (ZIP): 546

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 16%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 12%
• Foreign-born: 16% · Canada
• Languages at home: 84% English-only · Spanish 16%

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: —
• Current HPI: —
• 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

+15.4% since first listed

4 events — show timeline

• 2026-06-03 Pending — MLSSAZ
• 2026-05-18 Price Changed $74,900 MLSSAZ
• 2026-05-08 Listed $64,900 MLSSAZ
• 2022-08-15 Sold (Public Records) $50 Public Records

Property tax history

-0.9%/yr

Latest (2025): $652 · +3.6% YoY. Source: county tax records.