2010 S Bowers St #7 · Bisbee, AZ 85603

$34,900

3 bd · 2.0 ba · 768 sqft · Manufactured · 53 Days on market

Built 1971 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Freshly updated. Cozy and move in ready! Open and bright floor plan. New flooring. Freshly painted inside and out. Lots of cool shade. Front and back decks. This is a great value.

Key facts

• New flooring
• Front and back decks
• Built 1971

Tags

• NEW FLOORING
• FRONT AND BACK DECKS

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Septic sewer
• Home design: Mobile Home; Single-story
• Construction: Frame construction; Built-Up reflective roof; Built in (year not provided)
• Exterior features: Deck; Borders common area; Paved road access (city-maintained)

Interior

• Kitchen: Gas oven
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split heating (has heating)
• Interior features: Gas oven; Laundry located in the kitchen
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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, schools F, amenities F.
• Naco Elementary District (4176) (rural): math 14% / reading 13% proficiency, ranked #411 of 501 in AZ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 $241 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.14% ✓
• Cap rate: 27.76%
• Cash-on-cash: 76.66%
• DSCR: 4.41
• GRM: 2.7

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: 60.2%
• Equity multiple: 3.68×
• Total profit: $26,222
• Equity at exit: $5,204

10-year hold

• IRR: 64.9%
• Equity multiple: 7.56×
• Total profit: $64,141
• Equity at exit: $3,018

Cash invested: $9,772 (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 85603

• Active inventory: 139
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $499

Break-even live

Break-even rent $464

Max offer price $34,900

Occupancy floor 49%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $34,900 Active 53 DOM
2. 2026-06-18
   days on market $34,900 Active 52 DOM
3. 2026-06-17
   days on market $34,900 Active 51 DOM
4. 2026-06-16
   days on market $34,900 Active 50 DOM
5. 2026-06-15
   days on market $34,900 Active 49 DOM
6. 2026-06-14
   days on market $34,900 Active 47 DOM
7. 2026-06-12
   days on market $34,900 Active 46 DOM
8. 2026-06-09
   days on market $34,900 Active 43 DOM
9. 2026-06-08
   days on market $34,900 Active 42 DOM
10. 2026-06-07
    days on market $34,900 Active 41 DOM
11. 2026-06-04
    days on market $34,900 Active 37 DOM
12. 2026-06-02
    days on market $34,900 Active 36 DOM
13. 2026-06-01
    days on market $34,900 Active 35 DOM
14. 2026-05-31
    days on market $34,900 Active 34 DOM
15. 2026-05-31
    days on market $34,900 Active 33 DOM
16. 2026-04-24
    listed $34,900 Active

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 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: $13,146
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$1,677
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,015
• Taxable income: $5,872
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $4,579/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including new flooring and paint. It is move-in ready and has good curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value.
• Both Landscaping — Improves curb appeal and rental value.
• Resale Replace countertops — Modernizes kitchen and adds value.
• Resale Replace fixtures — Modernizes bathrooms and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Landscaping — Improves curb appeal and rental value. ↑
• Resale Replace countertops — Modernizes kitchen and adds value. ↑
• Resale Replace fixtures — Modernizes bathrooms and adds value. ↑

ⓘ 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: Naco Elementary District (4176)
• NCES district ID: 0405430
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 13% ▼ -2.00%
• Median HH income: $35,862
• Composite: 14.69/100
• National rank: #14396
• State rank: #411 of 501 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

• 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

1 event — show timeline

• 2026-04-24 Listed $34,900 MLSSAZ