636 E Di Di Anne Dr · Benson, AZ 85602

$114,900

3 bd · 2.0 ba · 1,120 sqft · Land public records · 105 Days on market

Built 1973 7,841 sqft lot $103/sqft · at area comps Est $120k · at est. ↓ 10% since listing

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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 +24.9/30.0
• ARV discount +9.5/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a safe, quiet neighborhood, this charming vintage mobile home, thoughtfully updated with inviting modern farmhouse style that blends timeless character with fresh, comfortable living. Warm finishes, stylish details, and a cozy welcoming feel make every space shine. Move-in ready and full of personality, this home offers the perfect mix of charm and convenience. Relax and enjoy stunning views of the Dragoon Mountains right from your doorstep.

Key facts

• 7,841 sq ft lot
• Built 1973
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Benson Unified School District (79226) (town): math 28% / reading 39% proficiency, ranked #98 of 249 in AZ (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benson Primary School (math 28% / reading 42%, grade F, #466 of 1,109 statewide, top 42%, 560 students, 54% FRL); Benson Middle School (math 29% / reading 39%, grade F, #67 of 218 statewide, top 31%, 295 students, 52% FRL); Benson High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 443 students, 38% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 268 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $794 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 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (median comp): $120,230
• List price: $114,900
• Delta: -4.43%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,863
• Equity at exit: $17,132

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $17,639
• Equity at exit: $9,934

Cash invested: $32,172 (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 85602

• Home prices YoY: -23.4%
• Active inventory: 268
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $248

Break-even live

Break-even rent $853

Max offer price $114,900

Occupancy floor 74%

Sensitivity live

Price	-10% $313	-5% $281	+0% $248	+5% $216	+10% $183
Rent	-10% $156	-5% $202	+0% $248	+5% $294	+10% $340
Rate	-1.0pp $306	-0.5pp $277	base $248	+0.5pp $218	+1.0pp $188

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	46d	1	0.80mi
732 W 4th St Benson, AZ	2.0	1.0	960	$1,000	$1.04	26d	1	1.33mi
790 W Green Ln Benson, AZ	2.0	1.5	850	$950	$1.12	5d	1	1.36mi

Listing history 21 events

1. 2026-06-22
   days on market $114,900 Active 105 DOM
2. 2026-06-21
   days on market $114,900 Active 104 DOM
3. 2026-06-18
   days on market $114,900 Active 101 DOM
4. 2026-06-17
   days on market $114,900 Active 100 DOM
5. 2026-06-16
   days on market $114,900 Active 99 DOM
6. 2026-06-15
   days on market $114,900 Active 98 DOM
7. 2026-06-13
   days on market $114,900 Active 96 DOM
8. 2026-06-13
   pricedays on market $114,900 Active 95 DOM
9. 2026-06-10
   days on market $119,900 Active 93 DOM
10. 2026-06-09
    days on market $119,900 Active 92 DOM
11. 2026-06-08
    days on market $119,900 Active 91 DOM
12. 2026-06-07
    days on market $119,900 Active 90 DOM
13. 2026-06-05
    days on market $119,900 Active 87 DOM
14. 2026-06-03
    days on market $119,900 Active 86 DOM
15. 2026-06-02
    days on market $119,900 Active 85 DOM
16. 2026-06-01
    days on market $119,900 Active 84 DOM
17. 2026-05-31
    days on market $119,900 Active 83 DOM
18. 2026-05-04
    price $119,900 457-char remark

    Show marketing remark (457 chars)

    Tucked into a safe, quiet neighborhood, this charming vintage mobile home, thoughtfully updated with inviting modern farmhouse style that blends timeless character with fresh, comfortable living. Warm finishes, stylish details, and a cozy welcoming feel make every space shine. Move-in ready and full of personality, this home offers the perfect mix of charm and convenience. Relax and enjoy stunning views of the Dragoon Mountains right from your doorstep.

19. 2026-04-27
    price $122,900 457-char remark

    Show marketing remark (457 chars)

    Tucked into a safe, quiet neighborhood, this charming vintage mobile home, thoughtfully updated with inviting modern farmhouse style that blends timeless character with fresh, comfortable living. Warm finishes, stylish details, and a cozy welcoming feel make every space shine. Move-in ready and full of personality, this home offers the perfect mix of charm and convenience. Relax and enjoy stunning views of the Dragoon Mountains right from your doorstep.

20. 2026-04-09
    price $127,900 457-char remark

    Show marketing remark (457 chars)

    Tucked into a safe, quiet neighborhood, this charming vintage mobile home, thoughtfully updated with inviting modern farmhouse style that blends timeless character with fresh, comfortable living. Warm finishes, stylish details, and a cozy welcoming feel make every space shine. Move-in ready and full of personality, this home offers the perfect mix of charm and convenience. Relax and enjoy stunning views of the Dragoon Mountains right from your doorstep.

21. 2026-03-09
    listed $132,900 Active 457-char remark

    Show marketing remark (457 chars)

    Tucked into a safe, quiet neighborhood, this charming vintage mobile home, thoughtfully updated with inviting modern farmhouse style that blends timeless character with fresh, comfortable living. Warm finishes, stylish details, and a cozy welcoming feel make every space shine. Move-in ready and full of personality, this home offers the perfect mix of charm and convenience. Relax and enjoy stunning views of the Dragoon Mountains right from your doorstep.

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$475/yr (+$40/mo · 167.9%)

ⓘ 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 7/10 Severe 8 d/yr ≥101°F today · 22 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: $14,009
• − Mortgage interest: −$6,436
• − Property taxes: −$283
• − Insurance: −$574
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,343
• Taxable income: $1,131
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,708/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: Benson Unified School District (79226)
• NCES district ID: 0400212
• Math proficiency: 28% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $40,662
• Composite: 28.17/100
• National rank: #6811
• State rank: #98 of 249 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

-9.8% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $119,900 MLSSAZ
• 2026-04-27 Price Changed $122,900 MLSSAZ
• 2026-04-09 Price Changed $127,900 MLSSAZ
• 2026-03-09 Listed $132,900 MLSSAZ

Property tax history

+3.9%/yr

Latest (2025): $283 · -0.3% YoY. Source: county tax records.