6501 E Madera Dr · Sierra Vista Southeast, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 9/10 · Severe
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 6/10 · Moderate
- Hot days now (above 97°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +24.1/30.0
- ARV discount +15.0/15.0
- DSCR +7.8/10.0
- 1% rule +5.0/10.0
- Condition / age +3.8/5.0
- Livability +3.2/5.0
- Schools +2.8/10.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$213,900
6501 E Madera Dr · Sierra Vista Southeast, AZ 85650
4 bd · 2.0 ba · 1,960 sqft · Land
public records
· 32 Days on market
Built 1989
4.29 ac lot
Est $367k · 42% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
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!
Key facts
- 4 acres
- Outdoor patio
- Circular driveway
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath land listed at $214k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $424 ($5k/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 $214k (0.0% below list).
- Recommended offer: $207k (3.0% below list) — sets the bar for market timing.
- Cap rate 8.7% vs local median 4.3% 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-, amenities F, commute 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: Town & Country Elementary School (math 22% / reading 32%, grade F, #600 of 1,109 statewide, top 56%, 433 students, 48% FRL); Joyce Clark Middle School (math 26% / reading 39%, grade F, #70 of 218 statewide, top 32%, 670 students, 46% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL).
- Market conditions: 121 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 32 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 4y 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: severe 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
$207,483
(3.0% below list)
Questions for the listing agent
- It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.00% ✗
- Cap rate
- 8.67%
- Cash-on-cash
- 8.50%
- DSCR
- 1.38
- GRM
- 8.3
CMA / ARV
- ARV (on-the-fly)
- $366,520
- Comps found
- 12
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4708 E Camino Segundo -- | 2.17mi | 3/2.0 (-1) | 1,904 (-3%) | 3mo | $237,407 | $125 | 53 |
| 4224 S Crape Myrtle Ct | 1.66mi | 4/2.0 | 2,067 (+6%) | 5mo | $540,000 | $261 | 52 |
| 5542 E Wisteria Ct | 1.58mi | 3/2.0 (-1) | 1,883 (-4%) | 4mo | $390,000 | $207 | 50 |
| 5520 S Santa Aurelia Ave | 1.85mi | 4/2.0 | 1,743 (-11%) | 2mo | $340,000 | $195 | 45 |
| 5000 E Camino Segundo -- | 1.87mi | 3/2.0 (-1) | 1,754 (-10%) | 1mo | $273,000 | $156 | 42 |
| 4156 S Lois Ln | 1.70mi | 4/3.0 | 2,189 (+12%) | 0mo | $472,000 | $216 | 41 |
| 4210 S Santolina Ct | 1.98mi | 4/2.5 | 2,188 (+12%) | 5mo | $410,000 | $187 | 39 |
| 5144 E Clearview Ave | 2.00mi | 4/2.0 | 2,242 (+14%) | 4mo | $240,000 | $107 | 37 |
| 4227 S Morning Glory Ct | 1.76mi | 4/3.0 | 2,518 (+28%) | 1mo | $550,000 | $218 | 35 |
| 4901 E Bevers St | 2.22mi | 3/2.0 (-1) | 1,613 (-18%) | 1mo | $285,000 | $177 | 34 |
| 4830 E San Mateo St | 2.17mi | 3/2.0 (-1) | 1,539 (-22%) | 1mo | $135,000 | $88 | 34 |
| 4260 S Bodie Ct | 2.16mi | 3/2.0 (-1) | 1,410 (-28%) | 1mo | $157,000 | $111 | 34 |
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
- -3.4%
- Equity multiple
- 0.87×
- Total profit
- $-7,744
- Equity at exit
- $31,893
10-year hold
- IRR
- 6.2%
- Equity multiple
- 1.46×
- Total profit
- $27,642
- Equity at exit
- $18,494
Cash invested: $59,892 (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.
ZIP-level market 85650
- Active inventory
- 121
- Price-to-rent
- 8.3×
Monthly cashflow live
↻
- Estimated rent
- $2,138 medium interval (Pro) →
- Mortgage (P&I)
- −$1,122
- Tax from tax record
- −$54 /mo · $650/yr
- Insurance
- −$89
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$449
- Net cashflow
- $424
Break-even live
Break-even rent
$1,601
Max offer price
$213,900
Occupancy floor
75%
Sensitivity live
| Price | -10% $545 | -5% $485 | +0% $424 | +5% $364 | +10% $303 |
|---|---|---|---|---|---|
| Rent | -10% $255 | -5% $340 | +0% $424 | +5% $509 | +10% $593 |
| Rate | -1.0pp $532 | -0.5pp $479 | base $424 | +0.5pp $369 | +1.0pp $312 |
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
- $53,475
- Closing costs
- $6,417
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- HOA & community
- No association fees
Exterior
- Parking
- Circular driveway
- Utilities
- Private well for waterSeptic tank sewer
- Home design
- Manufactured / Mobile homeFee simple ownership
- Construction
- Vertical sidingWood frame constructionComposition roof
- Exterior features
- Dirt front and back yardMountain viewsHorses allowedFenced (other type)
Interior
- Kitchen
- DishwasherBuilt-in microwaveLaminate countertops
- Bedrooms
- Up to 4 bedrooms (possible)
- Flooring
- CarpetLaminate
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Heat pump heatingEvaporative (swamp) cooling
- Interior features
- Master suite on the ground floorEat-in kitchenFull bath in master bedroomLaminate counters
- Laundry & utility
- Washer/dryer hookup onlyGas dryer hookup
Listing history 50 events
-
2026-08-08days on market $213,900 Active 32 DOM
-
2026-08-07days on market $213,900 Active 31 DOM
-
2026-08-06days on market $213,900 Active 30 DOM
-
2026-08-05days on market $213,900 Active 29 DOM
-
2026-08-04days on market $213,900 Active 28 DOM
-
2026-08-03days on market $213,900 Active 27 DOM
-
2026-07-31days on market $213,900 Active 24 DOM
-
2026-07-30days on market $213,900 Active 23 DOM
-
2026-07-29days on market $213,900 Active 22 DOM
-
2026-07-27days on market $213,900 Active 20 DOM
-
2026-07-25days on market $213,900 Active 18 DOM
-
2026-07-24days on market $213,900 Active 17 DOM
-
2026-07-23days on market $213,900 Active 16 DOM
-
2026-07-22days on market $213,900 Active 15 DOM
-
2026-07-21days on market $213,900 Active 14 DOM
-
2026-07-18days on market $213,900 Active 11 DOM
-
2026-07-16days on market $213,900 Active 9 DOM
-
2026-07-16days on market $213,900 Active 8 DOM
-
2026-07-14days on market $213,900 Active 7 DOM
-
2026-07-13days on market $213,900 Active 6 DOM
-
2026-07-12days on market $213,900 Active 5 DOM
-
2026-07-11days on market $213,900 Active 4 DOM
-
2026-07-10days on market $213,900 Active 3 DOM
-
2026-07-09days on market $213,900 Active 2 DOM
-
2026-07-07days on market $213,900 Active 1 DOM
-
2026-06-30days on market $213,900 Active 203 DOM
-
2026-06-29days on market $213,900 Active 202 DOM
-
2026-06-28days on market $213,900 Active 201 DOM
-
2026-06-28days on market $213,900 Active 200 DOM
-
2026-06-27days on market $213,900 Active 199 DOM
-
2026-06-26pricedays on market $213,900 Active 198 DOM
-
2026-06-22days on market $214,900 Active 195 DOM
-
2026-06-21days on market $214,900 Active 194 DOM
-
2026-06-19days on market $214,900 Active 192 DOM
-
2026-06-18days on market $214,900 Active 191 DOM
-
2026-06-17days on market $214,900 Active 190 DOM
-
2026-06-16days on market $214,900 Active 189 DOM
-
2026-06-15days on market $214,900 Active 188 DOM
-
2026-06-14days on market $214,900 Active 186 DOM
-
2026-06-12days on market $214,900 Active 185 DOM
-
2026-06-09days on market $214,900 Active 182 DOM
-
2026-06-08days on market $214,900 Active 181 DOM
-
2026-06-07days on market $214,900 Active 180 DOM
-
2026-06-05days on market $214,900 Active 177 DOM
-
2026-06-03days on market $214,900 Active 176 DOM
-
2026-06-02days on market $214,900 Active 175 DOM
-
2026-06-01days on market $214,900 Active 174 DOM
-
2026-05-31days on market $214,900 Active 173 DOM
-
2026-05-30days on market $214,900 Active 172 DOM
-
2026-02-27price $214,900 622-char remark
ⓘ 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
- $1,412 · $118/mo
- Expected delta
- +$761/yr (+$63/mo · 117.0%)
ⓘ 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 9/10 Extreme
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,659
- − Mortgage interest
- −$11,982
- − Property taxes
- −$650
- − Insurance
- −$1,070
- − Repairs & maintenance
- −$2,053
- − Management
- −$2,053
- − Depreciation
- −$6,223
- Taxable income
- $1,629
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$391
- After-tax cash flow
- $4,699/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 · 9 photos
75/100
Cosmetic rehab
Est. rehab $9,800–$29,400 screening
This 1989 manufactured home is in good condition with a good roof, exterior, and interior. It has a good layout and is move-in ready. The home's value can be further increased with some landscaping and curb appeal improvements.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can significantly increase the home's resale and rental value. ↑
- Both Painting the exterior — A fresh coat of paint can improve the home's appearance and increase its value. ↑
- Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can significantly increase the home's resale and rental value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 28/100
Zoned Schools
Elementary
Town & Country Elementary School
F
AZ #600/1,109
Nat'l #28,475/41,679
Middle
Joyce Clark Middle School
F
AZ #70/218
Nat'l #8,188/14,009
High
Buena High School
F
AZ #202/381
Nat'l #13,437/17,239
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
C
Composite livability gradescore 63/100
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 · 113,402 people
- City population
- 49,069
- Metro
- Sierra Vista-Douglas, AZ
- Population (ZIP)
- 14,876
- Household income
- $91,654
- Rent vs Own
- Severe rent burden
- 2% of renters
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
+125.2% since first listed20 events — show timeline
- 2026-07-07 Listed $213,900 ARMLS
- 2026-07-01 Listing Removed — ARMLS
- 2026-06-24 Price Changed $213,900 ARMLS
- 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%/yrLatest (2025): $650 · +1.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…