1171 E Desert Rose Dr · Sunsites, AZ 85625

$59,900

3 bd · 2.0 ba · 910 sqft · Manufactured · 124 Days on market

Built 2001 ↓ 14% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2001 CLAYTON SPIRIT III 14 x 64 SER#CLW016655TX Lot Rent of $180.00 includes water, sewage and trash. Park aproval required before purchase. Split bedroom plan, washer/dryer, water filtration system, Slab patio, carport and shed. Located in Pearce which is host to a Post Office, Library, Dollar General and restaurants.

Key facts

• Shed
• Washer dryer
• Slab patio

Tags

• SPLIT BEDROOM PLAN
• WASHER DRYER
• WATER FILTRATION SYSTEM
• SLAB PATIO
• CARPORT
• SHED

Property features AI

Exterior

• Parking: Detached covered carport (1 covered space, 1 carport space)
• Security: Smoke detector(s)
• Utilities: Sewer connected
• Home design: Manufactured home (Clayton Spirit III); One story
• Construction: Metal and membrane roof
• Exterior features: Slab patio/porch; Shrubs; Previously developed lot; Gravel road access (owner maintenance); Rented lot space

Interior

• Kitchen: Refrigerator; Electric range; Electric oven; Microwave
• Bedrooms: One-level home
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Satellite dish; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 4.3% in Sunsites — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Valley Union High School District (4190) (rural): math -3% / reading -3% proficiency, ranked #498 of 501 in AZ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Union High School (math 5% / reading 5%, grade F, #364 of 381 statewide, top 100%, 106 students, 49% FRL).
• Market conditions: 198 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.36%
• DSCR: 2.53
• GRM: 4.4

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $20,901
• Equity at exit: $8,931

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $57,660
• Equity at exit: $5,179

Cash invested: $16,772 (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 85625

• Home prices YoY: -16.5%
• Active inventory: 198
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $480

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $59,900 Active 124 DOM
2. 2026-06-18
   days on market $59,900 Active 123 DOM
3. 2026-06-17
   days on market $59,900 Active 122 DOM
4. 2026-06-16
   days on market $59,900 Active 121 DOM
5. 2026-06-15
   days on market $59,900 Active 120 DOM
6. 2026-06-14
   days on market $59,900 Active 118 DOM
7. 2026-06-12
   days on market $59,900 Active 117 DOM
8. 2026-06-09
   days on market $59,900 Active 114 DOM
9. 2026-06-08
   days on market $59,900 Active 113 DOM
10. 2026-06-07
    days on market $59,900 Active 112 DOM
11. 2026-06-05
    days on market $59,900 Active 110 DOM
12. 2026-06-04
    days on market $59,900 Active 108 DOM
13. 2026-06-02
    days on market $59,900 Active 107 DOM
14. 2026-06-01
    days on market $59,900 Active 106 DOM
15. 2026-05-31
    days on market $59,900 Active 105 DOM
16. 2026-05-31
    days on market $59,900 Active 104 DOM
17. 2026-02-16
    listed $59,900 Active
18. 2026-01-14
    listed $59,900 Active
19. 2026-01-14
    historical
20. 2025-12-22
    historical
21. 2025-12-22
    historical
22. 2025-09-19
    price $52,500
23. 2025-08-13
    price $55,000
24. 2025-08-12
    price $55,000
25. 2025-05-07
    price $57,500
26. 2025-05-06
    price $57,500
27. 2025-02-10
    listed $70,000 Active
28. 2025-02-10
    listed $70,000 Active

ⓘ 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 ≥99°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: $13,584
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$1,743
• Taxable income: $5,114
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $4,536/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: Valley Union High School District (4190)
• NCES district ID: 0408910
• Math proficiency: -3% ▬ 0.00%
• Reading proficiency: -3% ▬ 0.00%
• Median HH income: $41,046
• Composite: 2.17/100
• National rank: #15168
• State rank: #498 of 501 in AZ

Livability — Sunsites

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,959

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Iranian 2% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 3%

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: ▼ -30.79%
• Current HPI: 156.1483
• 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

-14.4% since first listed

12 events — show timeline

• 2026-02-16 Listed $59,900 MLSSAZ
• 2026-01-14 Listing Removed — MLSSAZ
• 2026-01-14 Listed $59,900 MLSSAZ
• 2025-12-22 Listing Removed — ARMLS
• 2025-12-22 Listing Removed — MLSSAZ
• 2025-09-19 Price Changed $52,500 MLSSAZ
• 2025-08-13 Price Changed $55,000 MLSSAZ
• 2025-08-12 Price Changed $55,000 ARMLS
• 2025-05-07 Price Changed $57,500 MLSSAZ
• 2025-05-06 Price Changed $57,500 ARMLS
• 2025-02-10 Listed $70,000 ARMLS
• 2025-02-10 Listed $70,000 MLSSAZ