None · Benson, AZ 85602

$69,000

2 bd · 2.0 ba · 784 sqft · Manufactured · 70 Days on market

Built 1985 Average condition

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 2 bedroom 2 bathroom Manufactured Home located in the San Pedro RV Resort Community off Hwy 80 in Benson AZ. This home has a large covered deck for outdoor entertainment, storage shed, partial chain link fenced yard and a large shade tree to enjoy the outdoors on a sunny afternoon. The community amenities include an enclosed pool and hot tub, outdoor pool, clubhouse where there is often live music and entertainment, dog park, pickleball court, bocce ball, horseshoes and more The house has been recently painted inside and out and partially renovated waiting for a new owner to make it their own. The purchase includes the home only. The lot is leased.

Key facts

• Enclosed pool
• Hot tub
• Storage shed

Tags

• LARGE COVERED DECK
• STORAGE SHED
• PARTIAL CHAIN LINK FENCED YARD
• LARGE SHADE TREE
• ENCLOSED POOL
• HOT TUB

Property features AI

Finance

• Other: Zoned Benson - B2
• HOA & community: Community clubhouse; Community laundry; Community pool; Community spa/hot tub; Recreation room; Pickleball courts; Shuffleboard; Paved streets; Walking trail; Road maintenance by HOA

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 carport spaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Natural gas available
• Home design: Manufactured home; One story; Faces east
• Construction: Frame construction; Built-up roof
• Exterior features: Covered patio; Deck; Chain link fencing; Shed(s); East/West exposure; Paved road

Interior

• Kitchen: Refrigerator; Electric range; Microwave
• Flooring: Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall cooling units; Ceiling fans; Evaporative cooling
• Interior features: Pre-wired for satellite dish; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Market conditions: 263 active listings in the ZIP; 2 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 $477 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $37,632
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 S Highway 80 -- #35	0.19mi	2/1.0	840 (+7%)	16mo	$40,000	$48	62
1110 S Az-80 -- #99	0.03mi	2/1.0	848 (+8%)	23mo	$85,000	$100	61
1200 S Highway 80 -- #8	0.18mi	2/1.0	720 (-8%)	24mo	$30,000	$42	54

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $8,841
• Equity at exit: $10,288

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $33,521
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $314

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 N Shady Ln Unit 1 Benson, AZ	2.0	1.0	675	$750	$1.11	11d	1	1.32mi
264 W 6th St Unit "C" Benson, AZ	3.0	2.0	1120	$1,350	$1.21	43d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $69,000 Active 70 DOM
2. 2026-06-18
   days on market $69,000 Active 69 DOM
3. 2026-06-17
   days on market $69,000 Active 68 DOM
4. 2026-06-16
   days on market $69,000 Active 67 DOM
5. 2026-06-15
   days on market $69,000 Active 66 DOM
6. 2026-06-14
   days on market $69,000 Active 64 DOM
7. 2026-06-12
   days on market $69,000 Active 63 DOM
8. 2026-06-09
   days on market $69,000 Active 60 DOM
9. 2026-06-08
   days on market $69,000 Active 59 DOM
10. 2026-06-07
    days on market $69,000 Active 58 DOM
11. 2026-06-07
    days on market $69,000 Active 57 DOM
12. 2026-06-04
    days on market $69,000 Active 54 DOM
13. 2026-06-02
    days on market $69,000 Active 53 DOM
14. 2026-06-01
    days on market $69,000 Active 52 DOM
15. 2026-05-31
    days on market $69,000 Active 51 DOM
16. 2026-05-31
    days on market $69,000 Active 50 DOM
17. 2026-04-10
    listed $69,000 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 ≥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: $12,015
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,007
• Taxable income: $2,840
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,088/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 · 13 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting, flooring, and HVAC upgrades are recommended to enhance its curb appeal and resale potential.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and sink — Dated appearance
• Moderate Exterior siding — Weathered and paint chipping
• Moderate Flooring — Worn appearance
• Moderate Interior walls/paint — Faded appearance
• Moderate HVAC unit — Old appearance

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Floor refinishing — Improves living space and resale value
• Both Upgrading HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and sink · Dated appearance	Minor	$500–3,000
Exterior siding · Weathered and paint chipping	Moderate	$3,000–15,000
Flooring · Worn appearance	Moderate	$3,000–15,000
Interior walls/paint · Faded appearance	Moderate	$3,000–15,000
HVAC unit · Old appearance	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$13,000–66,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Floor refinishing — Improves living space and resale value ↑
• Both Upgrading HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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

1 event — show timeline

• 2026-04-10 Listed $69,000 MLSSAZ