502 W 3rd St · Bowie, AZ 85605

$139,900

2 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 42 Days on market

Built 1955 9,147 sqft lot

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Here is a 2-bedroom, 2-bathroom house on a double corner lot with a carport, front & side covered porch and 2 sheds within a fully fenced backyard. Open concept living and dining room with lots of windows to let the light in and ceiling beams to give it character. The kitchen is right off the dining room and has a second entrance from hallway. It features a built-in desk area with unique curved wall. The large laundry room has plenty of built-in wall storage and a door to the nice sized covered side porch. The guest bathroom features built-in cabinets and vanity with a tub/shower combo. A large guest bedroom with large closet. The primary bedroom has a primary bathroom and its own doo

Key facts

• Double corner lot
• Built-in desk area
• Unique curved wall

Tags

• DOUBLE CORNER LOT
• FRONT AND SIDE COVERED PORCH
• FULLY FENCED BACKYARD
• BUILT-IN DESK AREA
• UNIQUE CURVED WALL
• BUILT-IN WALL STORAGE

Property features AI

Finance

• Other: Zoned Cochise - SR-8
• HOA & community: Paved street in the community

Exterior

• Parking: Attached garage; 1 covered/carport space
• Security: Smoke detectors
• Utilities: Public water; Septic sewer
• Home design: Single-family home; One story
• Construction: Frame with stucco exterior; Shingle roof
• Exterior features: Covered patio/porch; Chain-link fencing; Shed(s); Paved road access; Corner lot with shrubs

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Electric oven; Desk
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Beamed ceilings; Built-in features; Satellite dish
• Laundry & utility: Dedicated laundry room with storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $5 ($56/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 $112k (20.0% below list).
• Recommended offer: $112k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#237 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bowie Unified District (4171) (rural): math 0% / reading 21% proficiency, ranked #433 of 501 in AZ (top 86%) — 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.
• Zoned schools: Bowie Elementary School (math 10% / reading 10%, grade F, #1,005 of 1,109 statewide, top 92%, 42 students, 48% FRL); Bowie High School (math 24% / reading 24%, 24 students, 67% FRL) — zoned schools average 57% FRL vs 78% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $87k; list at $140k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,856 (20.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.4

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: 7.6%
• Equity multiple: 1.44×
• Total profit: $17,116
• Equity at exit: $62,905

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $60,481
• Equity at exit: $96,944

Cash invested: $39,172 (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 85605

• Active inventory: 13
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $5

Break-even live

Break-even rent $1,113

Max offer price $139,900

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $44	+0% $5	+5% $-35	+10% $-74
Rent	-10% $-84	-5% $-39	+0% $5	+5% $49	+10% $93
Rate	-1.0pp $75	-0.5pp $40	base $5	+0.5pp $-32	+1.0pp $-68

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $139,900 Active 42 DOM
2. 2026-06-21
   days on market $139,900 Active 41 DOM
3. 2026-06-19
   days on market $139,900 Active 39 DOM
4. 2026-06-18
   days on market $139,900 Active 38 DOM
5. 2026-06-17
   days on market $139,900 Active 37 DOM
6. 2026-06-16
   days on market $139,900 Active 36 DOM
7. 2026-06-15
   days on market $139,900 Active 35 DOM
8. 2026-06-14
   days on market $139,900 Active 33 DOM
9. 2026-06-12
   days on market $139,900 Active 32 DOM
10. 2026-06-09
    days on market $139,900 Active 29 DOM
11. 2026-06-08
    days on market $139,900 Active 28 DOM
12. 2026-06-07
    days on market $139,900 Active 27 DOM
13. 2026-06-05
    days on market $139,900 Active 25 DOM
14. 2026-06-04
    days on market $139,900 Active 23 DOM
15. 2026-06-02
    days on market $139,900 Active 22 DOM
16. 2026-06-01
    days on market $139,900 Active 21 DOM
17. 2026-05-31
    days on market $139,900 Active 20 DOM
18. 2026-05-31
    days on market $139,900 Active 19 DOM
19. 2026-05-11
    listed $139,900 Active 807-char remark
20. 2026-05-11
    listed $139,900 Active
21. 2021-06-29
    soldstatus $87,000

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,044 · $87/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 6/10 Major
• 🌡 Heat 6/10 Major 4 d/yr ≥102°F today · 10 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: $13,423
• − Mortgage interest: −$7,837
• − Property taxes: −$1,044
• − Insurance: −$700
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$4,070
• Taxable loss: −$2,375
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $626/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: Bowie Unified District (4171)
• NCES district ID: 0401330
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 21% ▲ 21.00%
• Median HH income: $34,411
• Composite: 12.14/100
• National rank: #14580
• State rank: #433 of 501 in AZ

Livability — Bowie

• Score: 56/100
• State rank: #237
• US rank: #22324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowie, AZ
• Population (ZIP): 728

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 Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 22% White 22%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: —
• Current HPI: —
• 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

+60.8% since first listed

3 events — show timeline

• 2026-05-11 Listed $139,900 ARMLS
• 2026-05-11 Listed $139,900 MLSSAZ
• 2021-06-29 Sold (Public Records) $87,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,044 · +5.2% YoY. Source: county tax records.