1110 S Highway 80 -- #70 · Benson, AZ 85602

$120,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 74 Days on market

Built 2007 Fair condition 4,356 sqft 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This immaculate, well-loved home is ready for next lucky homeowner. New flooring and decking at front and back decks. Three bedroom, two baths, laundry room with washer & dryer and cabinets. Sale is for home only on leased lot. Buyer will need to apply and be accepted by Park also. Park amenities include laundry facilities, pool, activity room and more. Conveniently located near Hwy 80 for quick and easy commutes to Benson for shopping, medical, restaurants, etc. and on the way to Tombstone and Bisbee.

Key facts

• Decks on both sides
• Open living room
• Community pool

Tags

• DECKS ON BOTH SIDES
• COVERED CARPORT
• STORAGE SHED
• LAUNDRY ROOM
• OPEN LIVING ROOM
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Land lease (annual fee); Land lease: $523 per year; Association covers grounds maintenance and street maintenance; Community pool; Community laundry

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Sewer connected
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Shed(s); East/West exposure; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Built-in microwave; Dishwasher; Laminate countertops; Kitchen island
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Kitchen island; 3/4 bath in master bedroom; Laminate counters; Dual-pane windows; Bath grab bars
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.5% in Benson — 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 71/100 on livability (#34 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: commute D, employment D, amenities F.
• St David Unified District (4173) (rural): math 40% / reading 40% proficiency, ranked #200 of 501 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St David Elementary School (math 32% / reading 42%, grade F, #438 of 1,109 statewide, top 41%, 303 students, 50% FRL); St David High School (math 50% / reading 50%, grade D, #38 of 381 statewide, top 11%, 125 students, 39% FRL).
• Market conditions: 263 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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 74 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $103k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.4

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,317
• Equity at exit: $17,892

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $15,777
• Equity at exit: $10,375

Cash invested: $33,600 (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 85602

• Home prices YoY: -23.4%
• Active inventory: 263
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $237

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $320	-5% $279	+0% $237	+5% $196	+10% $154
Rent	-10% $131	-5% $184	+0% $237	+5% $291	+10% $344
Rate	-1.0pp $298	-0.5pp $268	base $237	+0.5pp $206	+1.0pp $174

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 W 6th St Unit "C" Benson, AZ	3.0	2.0	1120	$1,350	$1.21	45d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $120,000 Active 74 DOM
2. 2026-06-19
   days on market $120,000 Active 72 DOM
3. 2026-06-18
   days on market $120,000 Active 71 DOM
4. 2026-06-17
   days on market $120,000 Active 70 DOM
5. 2026-06-16
   days on market $120,000 Active 69 DOM
6. 2026-06-15
   days on market $120,000 Active 68 DOM
7. 2026-06-14
   days on market $120,000 Active 66 DOM
8. 2026-06-12
   days on market $120,000 Active 65 DOM
9. 2026-06-09
   days on market $120,000 Active 62 DOM
10. 2026-06-08
    days on market $120,000 Active 61 DOM
11. 2026-06-07
    days on market $120,000 Active 60 DOM
12. 2026-06-07
    days on market $120,000 Active 59 DOM
13. 2026-06-04
    days on market $120,000 Active 56 DOM
14. 2026-06-02
    days on market $120,000 Active 55 DOM
15. 2026-06-01
    days on market $120,000 Active 54 DOM
16. 2026-05-31
    days on market $120,000 Active 53 DOM
17. 2026-05-31
    days on market $120,000 Active 52 DOM
18. 2026-04-07
    listed $120,000 Active
19. 2024-06-10
    soldstatus $103,000 Closed 511-char remark

    Show marketing remark (511 chars)

    This immaculate, well-loved home is ready for next lucky homeowner. New flooring and decking at front and back decks. Three bedroom, two baths, laundry room with washer & dryer and cabinets. Sale is for home only on leased lot. Buyer will need to apply and be accepted by Park also. Park amenities include laundry facilities, pool, activity room and more. Conveniently located near Hwy 80 for quick and easy commutes to Benson for shopping, medical, restaurants, etc. and on the way to Tombstone and Bisbee.

20. 2024-05-02
    status Pending 511-char remark

    Show marketing remark (511 chars)

    This immaculate, well-loved home is ready for next lucky homeowner. New flooring and decking at front and back decks. Three bedroom, two baths, laundry room with washer & dryer and cabinets. Sale is for home only on leased lot. Buyer will need to apply and be accepted by Park also. Park amenities include laundry facilities, pool, activity room and more. Conveniently located near Hwy 80 for quick and easy commutes to Benson for shopping, medical, restaurants, etc. and on the way to Tombstone and Bisbee.

21. 2024-04-20
    status Active 511-char remark

    Show marketing remark (511 chars)

    This immaculate, well-loved home is ready for next lucky homeowner. New flooring and decking at front and back decks. Three bedroom, two baths, laundry room with washer & dryer and cabinets. Sale is for home only on leased lot. Buyer will need to apply and be accepted by Park also. Park amenities include laundry facilities, pool, activity room and more. Conveniently located near Hwy 80 for quick and easy commutes to Benson for shopping, medical, restaurants, etc. and on the way to Tombstone and Bisbee.

22. 2024-01-23
    historical 511-char remark

    Show marketing remark (511 chars)

    This immaculate, well-loved home is ready for next lucky homeowner. New flooring and decking at front and back decks. Three bedroom, two baths, laundry room with washer & dryer and cabinets. Sale is for home only on leased lot. Buyer will need to apply and be accepted by Park also. Park amenities include laundry facilities, pool, activity room and more. Conveniently located near Hwy 80 for quick and easy commutes to Benson for shopping, medical, restaurants, etc. and on the way to Tombstone and Bisbee.

23. 2023-11-20
    listed $110,000 Active 511-char remark

    Show marketing remark (511 chars)

    This immaculate, well-loved home is ready for next lucky homeowner. New flooring and decking at front and back decks. Three bedroom, two baths, laundry room with washer & dryer and cabinets. Sale is for home only on leased lot. Buyer will need to apply and be accepted by Park also. Park amenities include laundry facilities, pool, activity room and more. Conveniently located near Hwy 80 for quick and easy commutes to Benson for shopping, medical, restaurants, etc. and on the way to Tombstone and Bisbee.

24. 2023-06-02
    soldstatus $89,000 Closed 800-char remark

    Show marketing remark (800 chars)

    Priced to sell! This a large beautiful home that has been meticulously cared for. It has new flooring throughout and new decking on the front and back decks. Park amenities include a heated indoor pool, outdoor pool, pickle ball, bocce ball, shuffle board, dog park, laundry, library, craft room, and 2 club houses. The park is located in a quite area with quick access to stores, doctors, and hospitals. Just a short distance to towns like Tombstone, Bisbee, Sierra Vista, and Tucson. Come enjoy the great weather, and calm atmosphere of Southern Arizona. This is a manufactured home that is in San Pedro Rv Park. This is a home for sale only. It sets on a leased lot. The lot fee breakdown is attached in the documents. Any accepted offer must qualify by application through the RV Park management.

25. 2023-04-11
    status Pending 800-char remark

    Show marketing remark (800 chars)

    Priced to sell! This a large beautiful home that has been meticulously cared for. It has new flooring throughout and new decking on the front and back decks. Park amenities include a heated indoor pool, outdoor pool, pickle ball, bocce ball, shuffle board, dog park, laundry, library, craft room, and 2 club houses. The park is located in a quite area with quick access to stores, doctors, and hospitals. Just a short distance to towns like Tombstone, Bisbee, Sierra Vista, and Tucson. Come enjoy the great weather, and calm atmosphere of Southern Arizona. This is a manufactured home that is in San Pedro Rv Park. This is a home for sale only. It sets on a leased lot. The lot fee breakdown is attached in the documents. Any accepted offer must qualify by application through the RV Park management.

26. 2023-04-06
    price $89,900 800-char remark

    Show marketing remark (800 chars)

    Priced to sell! This a large beautiful home that has been meticulously cared for. It has new flooring throughout and new decking on the front and back decks. Park amenities include a heated indoor pool, outdoor pool, pickle ball, bocce ball, shuffle board, dog park, laundry, library, craft room, and 2 club houses. The park is located in a quite area with quick access to stores, doctors, and hospitals. Just a short distance to towns like Tombstone, Bisbee, Sierra Vista, and Tucson. Come enjoy the great weather, and calm atmosphere of Southern Arizona. This is a manufactured home that is in San Pedro Rv Park. This is a home for sale only. It sets on a leased lot. The lot fee breakdown is attached in the documents. Any accepted offer must qualify by application through the RV Park management.

27. 2023-03-19
    listed $105,000 Active 800-char remark

    Show marketing remark (800 chars)

    Priced to sell! This a large beautiful home that has been meticulously cared for. It has new flooring throughout and new decking on the front and back decks. Park amenities include a heated indoor pool, outdoor pool, pickle ball, bocce ball, shuffle board, dog park, laundry, library, craft room, and 2 club houses. The park is located in a quite area with quick access to stores, doctors, and hospitals. Just a short distance to towns like Tombstone, Bisbee, Sierra Vista, and Tucson. Come enjoy the great weather, and calm atmosphere of Southern Arizona. This is a manufactured home that is in San Pedro Rv Park. This is a home for sale only. It sets on a leased lot. The lot fee breakdown is attached in the documents. Any accepted offer must qualify by application through the RV Park management.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $16,200
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,491
• Taxable income: $995
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,608/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, including painting and replacing worn carpet. It has potential for significant value increase with these updates.

Repairs flagged

• Major Paint — Peeling paint on exterior and interior walls
• Major Siding — Weathered and peeling siding
• Major Windows — Frames show wear and paint peeling
• Minor Flooring — Worn carpet in living room, hardwood floors in kitchen appear clean

Value-add opportunities

• Resale Paint exterior and interior walls — Fresh paint can significantly improve the home's curb appeal and value
• Resale Replace worn carpet in living room — Fresh carpet can enhance the home's appearance and comfort level
• Both Replace air conditioning unit — A functional air conditioning unit is essential for comfort and can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior and interior walls	Major	$15,000–50,000
Siding · Weathered and peeling siding	Major	$15,000–50,000
Windows · Frames show wear and paint peeling	Major	$15,000–50,000
Flooring · Worn carpet in living room, hardwood floors in kitchen appear clean	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Resale Paint exterior and interior walls — Fresh paint can significantly improve the home's curb appeal and value ↑
• Resale Replace worn carpet in living room — Fresh carpet can enhance the home's appearance and comfort level ↑
• Both Replace air conditioning unit — A functional air conditioning unit is essential for comfort and can improve both resale and rental 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: St David Unified District (4173)
• NCES district ID: 0408020
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $41,269
• Composite: 36.09/100
• National rank: #9494
• State rank: #200 of 501 in AZ

Livability — Benson

• Score: 71/100
• State rank: #34
• US rank: #6661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benson, AZ
• Population (ZIP): 9,860

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 13%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -55.74%
• Current HPI: 182.9079
• 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

+14.3% since first listed

10 events — show timeline

• 2026-04-07 Listed $120,000 ARMLS
• 2024-06-10 Sold (MLS) $103,000 ARMLS
• 2024-05-02 Pending — ARMLS
• 2024-04-20 Relisted — ARMLS
• 2024-01-23 Listing Removed — ARMLS
• 2023-11-20 Listed $110,000 ARMLS
• 2023-06-02 Sold (MLS) $89,000 ARMLS
• 2023-04-11 Pending — ARMLS
• 2023-04-06 Price Changed $89,900 ARMLS
• 2023-03-19 Listed $105,000 ARMLS