1426 Bonnie View Pl · Sierra Vista, AZ 85635

$266,000

4 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 10 Days on market

Built 2013 4,866 sqft lot $156/sqft · 14% below area Est $309k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +8.8/30.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Custom 4 Bedroom, 2 Bath Home, 2 Car Garage, Central A/C. The home has Large Great Room, The kitchen includes Granite Countertops, 36'' Maple Cabinets, Undermount Sink, Pull out Trash, Upgraded Stainless Steel Appliances. Master Bedroom features bay window, dual sinks, granite vanity, separate garden tub/shower. Hall Bath features granite vanity. Laundry Room has maple cabinets. Located in one of Sierra Vista's newest neighborhoods. Only minutes to Fort Huachuca, shopping, and restaurants.

Key facts

• Open floor plan
• Split master suite
• Plantation shutters

Tags

• OPEN FLOOR PLAN
• SPLIT MASTER SUITE
• CERAMIC TILE
• PLANTATION SHUTTERS
• BAY WINDOW
• WALK IN CLOSET

Property features AI

Finance

• Other: Lot size approximately 4,866 (assessor); Building area source: assessor
• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage with direct access and garage door opener
• Utilities: Private water company; Sewer connected; 220V in kitchen (electric)
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and painted wood-frame construction; Tile roof
• Exterior features: Storage shed(s); Block fencing; Desert front and back landscaping; East/West exposure; City-maintained road

Interior

• Kitchen: Built-in microwave; Pantry; 220V electrical in kitchen; Gas stub for range; Dishwasher; Disposal; Breakfast bar
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Double vanity in primary bathroom; Separate shower and tub in primary bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet; Granite counters; Double vanity; Breakfast bar; No interior steps; Vaulted ceilings; Pantry; Primary with full bath; Separate shower and tub; Skylights; Dual-pane windows; Recirculation pump (water conservation); Storage
• Laundry & utility: Laundry inside; Gas dryer hookup; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (31.5% below list).
• Recommended offer: $182k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Sierra Vista — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Carmichael Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 299 students, 75% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL) — zoned schools average 53% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 33% district-wide (-12 pts) — the specific schools serving this property underperform the Sierra Vista Unified District (4175) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 176 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $182,105 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.68% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.56%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (median comp): $309,432
• List price: $266,000
• Delta: -14.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 Bonnie View Pl	0.00mi	4/2.0	1,706 (0%)	0mo	$281,150	$165	100
65 Terra Dr	0.26mi	4/2.0	1,553 (-9%)	7mo	$250,000	$161	67
1136 Meadows Dr	0.34mi	3/2.0 (-1)	1,831 (+7%)	5mo	$274,000	$150	63
248 Meadows Dr	0.27mi	3/2.0 (-1)	1,533 (-10%)	5mo	$265,000	$173	62
164 Highland Dr	0.15mi	3/2.0 (-1)	1,472 (-14%)	7mo	$235,000	$160	59
615 Steppe Pl	0.25mi	3/2.0 (-1)	1,472 (-14%)	6mo	$180,000	$122	55
1206 Suffolk Rd	0.45mi	3/2.0 (-1)	1,861 (+9%)	5mo	$315,000	$169	55
608 Steppe Pl	0.26mi	3/2.0 (-1)	1,475 (-14%)	7mo	$262,000	$178	55
767 Pampas Pl	0.34mi	3/2.0 (-1)	1,923 (+13%)	6mo	$200,000	$104	52
1192 Meadows Dr	0.38mi	3/2.0 (-1)	1,505 (-12%)	6mo	$237,000	$157	52
1155 Meadows Dr	0.38mi	3/2.0 (-1)	1,473 (-14%)	6mo	$251,000	$170	49
630 S 1st St	0.58mi	4/2.0	1,906 (+12%)	7mo	$280,000	$147	48

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-62,606
• Equity at exit: $39,661

10-year hold

• IRR: -32.7%
• Equity multiple: -0.26×
• Total profit: $-93,610
• Equity at exit: $22,999

Cash invested: $74,480 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,395
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-221

Break-even live

Break-even rent $2,101

Max offer price $226,937

Occupancy floor —

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
499 S Carmichael Ave Sierra Vista, AZ	3.0–4.0	2.0	1163	$1,699	$1.46	1d	5	0.82mi
1450 Silverado Dr Sierra Vista, AZ	3.0	2.0	1096	$1,600	$1.46	43d	1	1.18mi

Listing history 5 events

1. 2026-05-18
   status Pending 623-char remark
2. 2026-05-08
   listed $266,000 Active 623-char remark
3. 2021-01-22
   soldstatus $225,000 504-char remark

   Show marketing remark (504 chars)

   Beautiful Custom 4 Bedroom, 2 Bath Home, 2 Car Garage, Central A/C. The home has Large Great Room, The kitchen includes Granite Countertops, 36'' Maple Cabinets, Undermount Sink, Pull out Trash, Upgraded Stainless Steel Appliances. Master Bedroom features bay window, dual sinks, granite vanity, separate garden tub/shower. Hall Bath features granite vanity. Laundry Room has maple cabinets. Located in one of Sierra Vista's newest neighborhoods. Only minutes to Fort Huachuca, shopping, and restaurants.

4. 2021-01-22
   soldstatus $225,000

   Show marketing remark (504 chars)

   Beautiful Custom 4 Bedroom, 2 Bath Home, 2 Car Garage, Central A/C. The home has Large Great Room, The kitchen includes Granite Countertops, 36'' Maple Cabinets, Undermount Sink, Pull out Trash, Upgraded Stainless Steel Appliances. Master Bedroom features bay window, dual sinks, granite vanity, separate garden tub/shower. Hall Bath features granite vanity. Laundry Room has maple cabinets. Located in one of Sierra Vista's newest neighborhoods. Only minutes to Fort Huachuca, shopping, and restaurants.

5. 2020-12-01
   listed $225,000 504-char remark

   Show marketing remark (504 chars)

   Beautiful Custom 4 Bedroom, 2 Bath Home, 2 Car Garage, Central A/C. The home has Large Great Room, The kitchen includes Granite Countertops, 36'' Maple Cabinets, Undermount Sink, Pull out Trash, Upgraded Stainless Steel Appliances. Master Bedroom features bay window, dual sinks, granite vanity, separate garden tub/shower. Hall Bath features granite vanity. Laundry Room has maple cabinets. Located in one of Sierra Vista's newest neighborhoods. Only minutes to Fort Huachuca, shopping, and restaurants.

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°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: $21,853
• − Mortgage interest: −$14,900
• − Property taxes: −$1,848
• − Insurance: −$1,330
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$7,738
• Taxable loss: −$7,460
• Est. tax savings @ 24.0%: +$1,790
• After-tax cash flow: $-863/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

+25.0% since first listed

6 events — show timeline

• 2026-06-10 Sold (MLS) $281,150 ARMLS
• 2026-05-18 Pending — ARMLS
• 2026-05-08 Listed $266,000 ARMLS
• 2021-01-22 Sold (Public Records) $225,000 Public Records
• 2021-01-22 Sold (MLS) $225,000 ARMLS
• 2020-12-01 Listed $225,000 ARMLS

Property tax history

+2.4%/yr

Latest (2025): $1,848 · +20.1% YoY. Source: county tax records.