1589 W Highway 80 -- · Bisbee, AZ 85603

$88,000

1 bd · 1.0 ba · 656 sqft · SingleFamily public records · 57 Days on market

Built 1966 0.32 ac lot $134/sqft · 50% below area Est $175k · 50% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DIYers and Investors, heads-up! Here is a great opportunity to acquire a high visibility homesite located right at the top of the hill in Bisbee, just before the tunnel on historic highway 80. The structure has been recently striped of all trash and unusable drywall, insulation, etc. The remaining skeleton is awaiting your vision. This used to be a rock shop. Two slabs on-site, one where an old mobile home used to be. Septic on-site may be salvageable or may need replaced. Gas, power, and water are available. Confirm with County/City to see what can be developed. Site has strong commercial or rental potential. Beautiful location. Lovely exposed bedrock landscaping. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1966

Tags

• HIGH VISIBILITY HOMESITE
• STRONG COMMERCIAL POTENTIAL
• EXPOSED BEDROCK LANDSCAPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $86k (1.9% below list).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.1% in Bisbee — 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 61/100 on livability (#151 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, schools F, amenities F.
• Bisbee Unified District (4169) (town): math 10% / reading 19% proficiency, ranked #218 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 139 active listings in the ZIP; 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 $608 of loan paydown is wiped out by about $3k 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 57 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (median comp): $175,000
• List price: $88,000
• Delta: -49.71%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1589 W Highway 80 --	0.00mi	1/1.0	656 (0%)	1mo	$68,000	$104	100
11 Moon Cyn	0.62mi	1/1.0	621 (-5%)	6mo	$175,000	$282	57
737B Tombstone Cyn	0.48mi	1/1.0	740 (+13%)	20mo	$138,000	$186	40

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-7,881
• Equity at exit: $13,121

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,342
• Equity at exit: $7,609

Cash invested: $24,640 (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 85603

• Active inventory: 139
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $100

Break-even live

Break-even rent $736

Max offer price $88,000

Occupancy floor 83%

Sensitivity live

Price	-10% $150	-5% $125	+0% $100	+5% $75	+10% $50
Rent	-10% $32	-5% $66	+0% $100	+5% $134	+10% $168
Rate	-1.0pp $145	-0.5pp $123	base $100	+0.5pp $77	+1.0pp $54

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   status Pending 765-char remark

   Show marketing remark (765 chars)

   DIYers and Investors, heads-up! Here is a great opportunity to acquire a high visibility homesite located right at the top of the hill in Bisbee, just before the tunnel on historic highway 80. The structure has been recently striped of all trash and unusable drywall, insulation, etc. The remaining skeleton is awaiting your vision. This used to be a rock shop. Two slabs on-site, one where an old mobile home used to be. Septic on-site may be salvageable or may need replaced. Gas, power, and water are available. Confirm with County/City to see what can be developed. Site has strong commercial or rental potential. Beautiful location. Lovely exposed bedrock landscaping. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

2. 2026-03-09
   listed $88,000 Active 765-char remark

   Show marketing remark (765 chars)

   DIYers and Investors, heads-up! Here is a great opportunity to acquire a high visibility homesite located right at the top of the hill in Bisbee, just before the tunnel on historic highway 80. The structure has been recently striped of all trash and unusable drywall, insulation, etc. The remaining skeleton is awaiting your vision. This used to be a rock shop. Two slabs on-site, one where an old mobile home used to be. Septic on-site may be salvageable or may need replaced. Gas, power, and water are available. Confirm with County/City to see what can be developed. Site has strong commercial or rental potential. Beautiful location. Lovely exposed bedrock landscaping. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

3. 2025-08-08
   soldstatus $90,000 Closed 798-char remark

   Show marketing remark (798 chars)

   Located just as you get through the tunnel headed to Bisbee the first property you see. High visibility located on Hwy 80. Easy access for future possibilities. The structure was once a Rock Shop. Located just outside of City limits and or partially within city limits. Zoned Rental Residential. Confirm with County/City what can be developed. Needs new Water meter. Electric panel needs to be relocated to the Compton side of the building in order to connect to APS power company. Natural gas plumbed to structure, needs a meter. Two concrete slabs, one near structure and one closer to highway had a mobile home on it at one time. There is an existing septic tank, though needs work or possibly replaced. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

4. 2025-08-07
   status Pending 798-char remark

   Show marketing remark (798 chars)

   Located just as you get through the tunnel headed to Bisbee the first property you see. High visibility located on Hwy 80. Easy access for future possibilities. The structure was once a Rock Shop. Located just outside of City limits and or partially within city limits. Zoned Rental Residential. Confirm with County/City what can be developed. Needs new Water meter. Electric panel needs to be relocated to the Compton side of the building in order to connect to APS power company. Natural gas plumbed to structure, needs a meter. Two concrete slabs, one near structure and one closer to highway had a mobile home on it at one time. There is an existing septic tank, though needs work or possibly replaced. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

5. 2025-07-30
   historical Under Contract Accepting Backups 798-char remark

   Show marketing remark (798 chars)

   Located just as you get through the tunnel headed to Bisbee the first property you see. High visibility located on Hwy 80. Easy access for future possibilities. The structure was once a Rock Shop. Located just outside of City limits and or partially within city limits. Zoned Rental Residential. Confirm with County/City what can be developed. Needs new Water meter. Electric panel needs to be relocated to the Compton side of the building in order to connect to APS power company. Natural gas plumbed to structure, needs a meter. Two concrete slabs, one near structure and one closer to highway had a mobile home on it at one time. There is an existing septic tank, though needs work or possibly replaced. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

6. 2025-02-24
   listed $93,000 Active 798-char remark

   Show marketing remark (798 chars)

   Located just as you get through the tunnel headed to Bisbee the first property you see. High visibility located on Hwy 80. Easy access for future possibilities. The structure was once a Rock Shop. Located just outside of City limits and or partially within city limits. Zoned Rental Residential. Confirm with County/City what can be developed. Needs new Water meter. Electric panel needs to be relocated to the Compton side of the building in order to connect to APS power company. Natural gas plumbed to structure, needs a meter. Two concrete slabs, one near structure and one closer to highway had a mobile home on it at one time. There is an existing septic tank, though needs work or possibly replaced. The Rock structure against the rock wall is from an old mining claim. Approx .32 of an acre

7. 2022-03-16
   soldstatus $67,400 Closed
8. 2022-01-18
   historical Under Contract Accepting Backups
9. 2021-11-03
   listed $69,700 Active

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$375/yr (+$31/mo · 181.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $10,359
• − Mortgage interest: −$4,929
• − Property taxes: −$206
• − Insurance: −$1,238
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,560
• Taxable loss: −$231
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $1,258/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: Bisbee Unified District (4169)
• NCES district ID: 0401180
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $33,316
• Composite: 11.73/100
• National rank: #9688
• State rank: #218 of 249 in AZ

Livability — Bisbee

• Score: 61/100
• State rank: #151
• US rank: #17700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,798

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 33% Two or more races 23% Native American 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% French/Haitian/Cajun 1% 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: ▼ -180.64%
• Current HPI: 168.8806
• 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

+26.3% since first listed

9 events — show timeline

• 2026-05-05 Pending — ARMLS
• 2026-03-09 Listed $88,000 ARMLS
• 2025-08-08 Sold (MLS) $90,000 ARMLS
• 2025-08-07 Pending — ARMLS
• 2025-07-30 Contingent — ARMLS
• 2025-02-24 Listed $93,000 ARMLS
• 2022-03-16 Sold (MLS) $67,400 ARMLS
• 2022-01-18 Contingent — ARMLS
• 2021-11-03 Listed $69,700 ARMLS

Property tax history

+7.3%/yr

Latest (2025): $206 · +4.9% YoY. Source: county tax records.