6501 E Madera Dr · Sierra Vista Southeast, AZ 85650

$214,900

4 bd · 2.0 ba · 1,960 sqft · Land public records · 192 Days on market

Built 1989 4.29 ac lot

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

Key facts

• 4 acres
• Outdoor patio
• Circular driveway

Tags

• CIRCULAR DRIVEWAY
• MOUNTAIN VIEWS
• OUTDOOR PATIO
• BRICK SKIRTING
• 4 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $215k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.5% in Sierra Vista Southeast — 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 63/100 on livability (#113 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, schools D, 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.
• Market conditions: 103 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 192 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (10%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 8.0

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,641
• Equity at exit: $32,042

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $36,710
• Equity at exit: $18,581

Cash invested: $60,172 (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 85650

• Active inventory: 103
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $491

Break-even live

Break-even rent $1,608

Max offer price $214,900

Occupancy floor 73%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $214,900 Active 192 DOM
2. 2026-06-18
   days on market $214,900 Active 191 DOM
3. 2026-06-17
   days on market $214,900 Active 190 DOM
4. 2026-06-16
   days on market $214,900 Active 189 DOM
5. 2026-06-15
   days on market $214,900 Active 188 DOM
6. 2026-06-14
   days on market $214,900 Active 186 DOM
7. 2026-06-12
   days on market $214,900 Active 185 DOM
8. 2026-06-09
   days on market $214,900 Active 182 DOM
9. 2026-06-08
   days on market $214,900 Active 181 DOM
10. 2026-06-07
    days on market $214,900 Active 180 DOM
11. 2026-06-05
    days on market $214,900 Active 177 DOM
12. 2026-06-03
    days on market $214,900 Active 176 DOM
13. 2026-06-02
    days on market $214,900 Active 175 DOM
14. 2026-06-01
    days on market $214,900 Active 174 DOM
15. 2026-05-31
    days on market $214,900 Active 173 DOM
16. 2026-05-30
    days on market $214,900 Active 172 DOM
17. 2026-02-27
    price $214,900 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

18. 2026-02-12
    price $218,900 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

19. 2026-02-04
    price $223,900 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

20. 2026-01-18
    price $225,900 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

21. 2025-12-29
    price $229,900 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

22. 2025-12-23
    price $235,900 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

23. 2025-12-09
    listed $239,900 Active 622-char remark

    Show marketing remark (622 chars)

    Charming 1989 Manufactured Home on 4 Acres in Sierra Vista Discover the perfect blend of space and comfort with this 4-bedroom, 2-bath home nestled on 4 scenic acres. Featuring a welcoming circular driveway, this property offers easy access and plenty of parking. Enjoy breathtaking mountain views from your outdoor patio, ideal for relaxing or entertaining. The home boasts attractive brick skirting for added curb appeal and durability. Inside, you'll find a functional layout designed for everyday living. Priced to sell, this property is a rare opportunity for those seeking privacy, views, and value in Sierra Vista.

24. 2022-11-03
    soldstatus $200,000 Closed 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

25. 2022-11-03
    soldstatus $200,000

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

26. 2022-10-19
    status Pending 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

27. 2022-10-17
    status Active 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

28. 2022-10-10
    status Pending 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

29. 2022-10-05
    status Active 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

30. 2022-09-09
    status Pending 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

31. 2022-09-06
    listed $200,000 Active 666-char remark

    Show marketing remark (666 chars)

    SELLER FINANCING AVAILABLE! With $50,000 down, rate of 9.9%, your monthly P&I payment will be $1,305.29. This move-in ready, AFFIXED home boasts vaulted ceilings, gorgeous wood-look flooring, BRAND NEW ROOF and a generous-sized living/dining room with bountiful natural light. The family room has sliding glass doors leading to the backyard. Master your cooking in the spotless kitchen showcasing recessed lighting, plenty of white cabinets, SS appliances, a skylight, & quartz counters. Relax under the covered patio in the expansive backyard with a separate storage shed while enjoying the refreshing nature & breathtaking mountain views! Hurry Now!

32. 2021-10-29
    soldstatus $60,000
33. 2003-11-24
    soldstatus $95,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$768/yr (+$64/mo · 118.0%)

ⓘ 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 6/10 Major 7 d/yr ≥97°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: $26,762
• − Mortgage interest: −$12,038
• − Property taxes: −$650
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$6,252
• Taxable income: $2,466
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $5,302/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 Southeast

• Score: 63/100
• State rank: #113
• US rank: #15230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra Vista Southeast, AZ
• County: Cochise County · 49,069 people
• City population: 14,154
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 14,876
• Household income: $91,654
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 180.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 19% Black 2% Asian 2% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Korean 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: ▼ -101.13%
• Current HPI: 137.3428
• Rent YoY: —
• 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

+126.2% since first listed

17 events — show timeline

• 2026-02-27 Price Changed $214,900 ARMLS
• 2026-02-12 Price Changed $218,900 ARMLS
• 2026-02-04 Price Changed $223,900 ARMLS
• 2026-01-18 Price Changed $225,900 ARMLS
• 2025-12-29 Price Changed $229,900 ARMLS
• 2025-12-23 Price Changed $235,900 ARMLS
• 2025-12-09 Listed $239,900 ARMLS
• 2022-11-03 Sold (Public Records) $200,000 Public Records
• 2022-11-03 Sold (MLS) $200,000 MLSSAZ
• 2022-10-19 Pending — MLSSAZ
• 2022-10-17 Relisted — MLSSAZ
• 2022-10-10 Pending — MLSSAZ
• 2022-10-05 Relisted — MLSSAZ
• 2022-09-09 Pending — MLSSAZ
• 2022-09-06 Listed $200,000 MLSSAZ
• 2021-10-29 Sold (Public Records) $60,000 Public Records
• 2003-11-24 Sold (Public Records) $95,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $650 · +1.3% YoY. Source: county tax records.