311 A St · Bisbee, AZ 85603

$114,900

2 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 30 Days on market

Built 1929 3,997 sqft lot Est $191k · 40% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2 BR 1 BA adorable fixer upper is well situated at the end of a quiet street with a private back yard and sweeping views of the Mule Mountains. Located near Warren's Historic District including Vista Park and Historic Warren Ballpark with restaurants, cafes, and shops just moments away! A must see!

Key facts

• Private back yard
• Sweeping views
• Vista park

Tags

• PRIVATE BACK YARD
• SWEEPING VIEWS
• HISTORIC DISTRICT
• VISTA PARK
• HISTORIC WARREN BALLPARK

Property features AI

Finance

• HOA & community: No association fees; Community coin-op laundry; Playground

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private water company; Public sewer
• Home design: Single family residence; Fee simple ownership; Mountain view; Fixer condition; City-maintained asphalt roads
• Construction: Wood siding and wood frame construction; Painted exterior; Block; Composition and rolled/hot mop roofing
• Exterior features: Chain link and wood partial fencing; Storage; Shed(s)

Interior

• Kitchen: Gas stub for range; Pantry
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Linoleum; Vinyl; Wood; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans for cooling
• Interior features: Pantry; Storage; Shed(s)
• Laundry & utility: Inside laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (1.5% below list).
• Recommended offer: $113k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 2.1% in Bisbee — 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 61/100 on livability (#151 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Bisbee Unified District (4169) (town): math 10% / reading 19% proficiency, ranked #218 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenway Primary School (math 17% / reading 27%, grade F, #687 of 1,109 statewide, top 65%, 212 students, 76% FRL); Lowell School (math 8% / reading 17%, grade F, #174 of 218 statewide, top 81%, 116 students, 66% FRL); Bisbee High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 352 students, 53% FRL).
• Market conditions: 139 active listings in the ZIP; 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 $794 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 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $115k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,123 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 0.98% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $190,998
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 C St	0.12mi	2/1.0	1,116 (-5%)	3mo	$36,000	$32	83
209 A St	0.10mi	3/2.0 (+1)	1,138 (-4%)	10mo	$148,000	$130	72
316 B St	0.06mi	2/2.0	1,060 (-10%)	12mo	$175,000	$165	66
215 3rd St	0.61mi	1/1.0 (-1)	1,237 (+5%)	2mo	$200,000	$162	56
111 B St	0.16mi	3/2.0 (+1)	1,046 (-11%)	14mo	$185,000	$177	53
202 Park Ave	0.57mi	2/1.0	1,009 (-14%)	23mo	$100,000	$99	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,883
• Equity at exit: $17,132

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $11,151
• Equity at exit: $9,934

Cash invested: $32,172 (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 85603

• Active inventory: 139
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $201

Break-even live

Break-even rent $877

Max offer price $114,900

Occupancy floor 77%

Sensitivity live

Price	-10% $266	-5% $233	+0% $201	+5% $168	+10% $136
Rent	-10% $111	-5% $156	+0% $201	+5% $245	+10% $290
Rate	-1.0pp $259	-0.5pp $230	base $201	+0.5pp $171	+1.0pp $141

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $114,900 Active 30 DOM
2. 2026-06-18
   days on market $114,900 Active 29 DOM
3. 2026-06-17
   days on market $114,900 Active 28 DOM
4. 2026-06-16
   days on market $114,900 Active 27 DOM
5. 2026-06-15
   days on market $114,900 Active 26 DOM
6. 2026-06-14
   days on market $114,900 Active 24 DOM
7. 2026-06-12
   days on market $114,900 Active 23 DOM
8. 2026-06-09
   days on market $114,900 Active 20 DOM
9. 2026-06-08
   days on market $114,900 Active 19 DOM
10. 2026-06-07
    days on market $114,900 Active 18 DOM
11. 2026-06-05
    days on market $114,900 Active 15 DOM
12. 2026-06-03
    days on market $114,900 Active 14 DOM
13. 2026-06-02
    days on market $114,900 Active 13 DOM
14. 2026-06-01
    days on market $114,900 Active 12 DOM
15. 2026-05-31
    days on market $114,900 Active 11 DOM
16. 2026-05-30
    days on market $114,900 Active 10 DOM
17. 2026-05-20
    listed $114,900 Active
18. 2003-07-02
    soldstatus $35,500

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$247/yr (+$21/mo · 48.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 21 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: $13,575
• − Mortgage interest: −$6,436
• − Property taxes: −$511
• − Insurance: −$574
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,343
• Taxable income: $539
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $2,279/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: Bisbee Unified District (4169)
• NCES district ID: 0401180
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $33,316
• Composite: 11.73/100
• National rank: #9688
• State rank: #218 of 249 in AZ

Livability — Bisbee

• Score: 61/100
• State rank: #151
• US rank: #17700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bisbee, AZ
• Population (ZIP): 6,798

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 33% Two or more races 23% Native American 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% French/Haitian/Cajun 1% 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: ▼ -180.64%
• Current HPI: 168.8806
• 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

+223.7% since first listed

2 events — show timeline

• 2026-05-20 Listed $114,900 ARMLS
• 2003-07-02 Sold (Public Records) $35,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $511 · +4.9% YoY. Source: county tax records.