2733 Player Ave · Sierra Vista, AZ 85650

$265,000

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 217 Days on market

Built 1976 0.34 ac lot $159/sqft · 21% below area Est $327k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pueblo Del Sol Country Club Estates. Discover a charming move-in ready 3bed/2bath home. Featuring modern amenities. HVAC installed 2022, Smart Thermostat w/remote operation, New Electric panel May 2025 & EV charger. Kitchen offers beautiful quartz countertops & stainless steel appliances. An ideal space for culinary creativity & entertaining. Enjoy a spacious lot w/a large covered back patio, perfect for gatherings & relaxation. The elevated deck provides stunning views of the serene Sierra Vista landscape. A must-see for anyone looking for a comfortable living space. Your dream home awaits! Seller offering top-of-the-line Old Republic Home Protection warranty. Platinum plan with total care. Outdoor enthusiast! Check out the amazing Kartchner caverns. Enjoy cave tours, the bat walk, camping & cabins. The Coronado National Forest offers you to experience all 4 seasons during a single day's journey. Spectacular views from the mountains. Wander through the desert among the giant saguaro cactus and colorful wildflowers in the morning. Linger over lunch beside a mountain stream or lake and play in the snow all before the day's end.( Huachuca City & Benson are just a drive away. Parents & students, Cochise Jr College Benson Campus in the area. For that next step in life.

Key facts

• Hvac installed 2022
• Quartz countertops
• Ev charger

Tags

• HVAC INSTALLED 2022
• NEW ELECTRIC PANEL
• EV CHARGER
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (30.7% below list).
• Recommended offer: $184k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% in Sierra Vista — 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 80/100 on livability (#5 in AZ, #1,805 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F.
• Sierra Vista Unified District (4175) (urban): math 27% / reading 39% proficiency, ranked #93 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Village Meadows Elementary School (math 37% / reading 41%, grade F, #415 of 1,109 statewide, top 38%, 394 students, 56% FRL); Joyce Clark Middle School (math 26% / reading 39%, grade F, #70 of 218 statewide, top 32%, 670 students, 46% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL).
• Market conditions: 103 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 217 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $183,645 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.69% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (median comp): $327,263
• List price: $265,000
• Delta: -19.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 Hagen Ave	0.21mi	3/2.0	1,723 (+4%)	3mo	$314,000	$182	82
2614 Player Ave	0.16mi	3/2.0	1,809 (+9%)	1mo	$375,000	$207	77
3124 Oak Hill St	0.59mi	3/2.0	1,640 (-1%)	3mo	$327,000	$199	68
3611 Casper Dr	0.46mi	3/2.0	1,782 (+7%)	1mo	$395,000	$222	66
3101 S Nichols Dr	0.44mi	3/2.0	1,828 (+10%)	0mo	$360,000	$197	62
3111 Hill Ave	0.49mi	3/2.0	1,804 (+8%)	3mo	$381,000	$211	61
2743 Via Del Este --	0.43mi	2/2.0 (-1)	1,545 (-7%)	3mo	$295,000	$191	60
2755 Via Del Este --	0.42mi	2/2.0 (-1)	1,523 (-8%)	1mo	$299,900	$197	60
4305 Big Bend St	0.70mi	3/2.0	1,600 (-4%)	4mo	$300,000	$188	58
3193 Avenida Crescente --	0.47mi	2/2.0 (-1)	1,822 (+10%)	2mo	$349,000	$192	55
2413 S Player Ave	0.41mi	3/2.0	1,890 (+14%)	4mo	$300,675	$159	54
4081 Big Bend St	0.72mi	4/2.0 (+1)	1,580 (-5%)	1mo	$280,000	$177	53

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-51,837
• Equity at exit: $39,512

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-56,930
• Equity at exit: $22,912

Cash invested: $74,200 (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 85650

• Active inventory: 103
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-138

Break-even live

Break-even rent $2,011

Max offer price $240,664

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-63	+0% $-138	+5% $-213	+10% $-288
Rent	-10% $-283	-5% $-210	+0% $-138	+5% $-65	+10% $7
Rate	-1.0pp $-4	-0.5pp $-70	base $-138	+0.5pp $-206	+1.0pp $-276

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 Trevino Dr Sierra Vista, AZ	3.0	2.0	1840	$1,850	$1.01	45d	1	0.44mi
2604 Inverrary Dr Sierra Vista, AZ	3.0	2.0	2062	$1,825	$0.89	45d	1	0.69mi
3114 Candlewood Way Sierra Vista, AZ	2.0	2.0	1705	$1,700	$1.00	45d	1	0.72mi
4488 Resort Dr Sierra Vista, AZ	3.0	2.0	1401	$1,700	$1.21	45d	1	0.88mi
3817 Camino Arroyo Sierra Vista, AZ	4.0	2.0	2126	$1,850	$0.87	45d	1	0.91mi
4413 Redwood St Sierra Vista, AZ	3.0	2.0	1358	$1,700	$1.25	45d	1	0.91mi
3000 Calle Cobre Sierra Vista, AZ	4.0	2.0	1889	$1,875	$0.99	45d	1	0.91mi
2630 Lemoor Ct Sierra Vista, AZ	2.0	2.0	1268	$1,625	$1.28	45d	1	0.93mi
2561 Candlewood Dr Sierra Vista, AZ	3.0	2.0	1780	$1,800	$1.01	45d	1	0.95mi
4877 Los Reyes Dr Sierra Vista, AZ	3.0	2.0	1563	$1,595	$1.02	45d	1	1.18mi
4410 Buena Loma Way Unit D Sierra Vista, AZ	2.0	2.0	1070	$1,025	$0.96	45d	1	1.23mi
4420 Buena Loma Way Apt D Sierra Vista, AZ	3.0	2.0	1165	$1,100	$0.94	45d	1	1.25mi
3716 Barahona Dr Sierra Vista, AZ	4.0	2.0	2033	$1,850	$0.91	45d	1	1.35mi
1475 Via Viento Sierra Vista, AZ	4.0	2.0	2001	$1,800	$0.90	45d	1	1.41mi
4196 Calle Ladero Sierra Vista, AZ	3.0	2.0	1300	$1,500	$1.15	45d	1	1.44mi

Listing history 32 events

1. 2026-06-21
   days on market $265,000 Active 217 DOM
2. 2026-06-19
   days on market $265,000 Active 215 DOM
3. 2026-06-18
   days on market $265,000 Active 214 DOM
4. 2026-06-17
   days on market $265,000 Active 213 DOM
5. 2026-06-16
   days on market $265,000 Active 212 DOM
6. 2026-06-15
   days on market $265,000 Active 211 DOM
7. 2026-06-14
   days on market $265,000 Active 209 DOM
8. 2026-06-12
   pricedays on market $265,000 Active 208 DOM
9. 2026-06-09
   days on market $280,000 Active 205 DOM
10. 2026-06-08
    days on market $280,000 Active 204 DOM
11. 2026-06-07
    days on market $280,000 Active 203 DOM
12. 2026-06-05
    days on market $280,000 Active 200 DOM
13. 2026-06-03
    days on market $280,000 Active 199 DOM
14. 2026-06-02
    days on market $280,000 Active 198 DOM
15. 2026-06-01
    days on market $280,000 Active 197 DOM
16. 2026-05-31
    days on market $280,000 Active 196 DOM
17. 2026-05-30
    days on market $280,000 Active 195 DOM
18. 2026-05-15
    status Active 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to Pueblo Del Sol Country Club Estates. Discover a charming move-in ready 3bed/2bath home. Featuring modern amenities. HVAC installed 2022, Smart Thermostat w/remote operation, New Electric panel May 2025 & EV charger. Kitchen offers beautiful quartz countertops & stainless steel appliances. An ideal space for culinary creativity & entertaining. Enjoy a spacious lot w/a large covered back patio, perfect for gatherings & relaxation. The elevated deck provides stunning views of the serene Sierra Vista landscape. A must-see for anyone looking for a comfortable living space. Your dream home awaits! Seller offering top-of-the-line Old Republic Home Protection warranty. Platinum plan with total care. Outdoor enthusiast! Check out the amazing Kartchner caverns. Enjoy cave tours, the bat walk, camping & cabins. The Coronado National Forest offers you to experience all 4 seasons during a single day's journey. Spectacular views from the mountains. Wander through the desert among the giant saguaro cactus and colorful wildflowers in the morning. Linger over lunch beside a mountain stream or lake and play in the snow all before the day's end.( Huachuca City & Benson are just a drive away. Parents & students, Cochise Jr College Benson Campus in the area. For that next step in life.

19. 2026-03-07
    historical Active Contingent 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to Pueblo Del Sol Country Club Estates. Discover a charming move-in ready 3bed/2bath home. Featuring modern amenities. HVAC installed 2022, Smart Thermostat w/remote operation, New Electric panel May 2025 & EV charger. Kitchen offers beautiful quartz countertops & stainless steel appliances. An ideal space for culinary creativity & entertaining. Enjoy a spacious lot w/a large covered back patio, perfect for gatherings & relaxation. The elevated deck provides stunning views of the serene Sierra Vista landscape. A must-see for anyone looking for a comfortable living space. Your dream home awaits! Seller offering top-of-the-line Old Republic Home Protection warranty. Platinum plan with total care. Outdoor enthusiast! Check out the amazing Kartchner caverns. Enjoy cave tours, the bat walk, camping & cabins. The Coronado National Forest offers you to experience all 4 seasons during a single day's journey. Spectacular views from the mountains. Wander through the desert among the giant saguaro cactus and colorful wildflowers in the morning. Linger over lunch beside a mountain stream or lake and play in the snow all before the day's end.( Huachuca City & Benson are just a drive away. Parents & students, Cochise Jr College Benson Campus in the area. For that next step in life.

20. 2025-11-16
    listed $280,000 Active 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to Pueblo Del Sol Country Club Estates. Discover a charming move-in ready 3bed/2bath home. Featuring modern amenities. HVAC installed 2022, Smart Thermostat w/remote operation, New Electric panel May 2025 & EV charger. Kitchen offers beautiful quartz countertops & stainless steel appliances. An ideal space for culinary creativity & entertaining. Enjoy a spacious lot w/a large covered back patio, perfect for gatherings & relaxation. The elevated deck provides stunning views of the serene Sierra Vista landscape. A must-see for anyone looking for a comfortable living space. Your dream home awaits! Seller offering top-of-the-line Old Republic Home Protection warranty. Platinum plan with total care. Outdoor enthusiast! Check out the amazing Kartchner caverns. Enjoy cave tours, the bat walk, camping & cabins. The Coronado National Forest offers you to experience all 4 seasons during a single day's journey. Spectacular views from the mountains. Wander through the desert among the giant saguaro cactus and colorful wildflowers in the morning. Linger over lunch beside a mountain stream or lake and play in the snow all before the day's end.( Huachuca City & Benson are just a drive away. Parents & students, Cochise Jr College Benson Campus in the area. For that next step in life.

21. 2025-10-22
    historical
22. 2025-09-10
    price $269,000
23. 2025-06-27
    status Active
24. 2025-06-26
    historical
25. 2025-03-28
    status Active
26. 2025-03-27
    historical
27. 2024-10-03
    listed $279,000 Active
28. 2021-08-26
    soldstatus $200,000 Closed
29. 2021-08-26
    soldstatus $200,000
30. 2021-07-20
    status Pending
31. 2021-07-15
    listed $189,000 Active
32. 2019-05-08
    soldstatus $149,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$688/yr (+$57/mo · 64.8%)

ⓘ 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 6/10 Major 7 d/yr ≥97°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: $22,037
• − Mortgage interest: −$14,844
• − Property taxes: −$1,061
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$7,709
• Taxable loss: −$6,428
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-110/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: Sierra Vista Unified District (4175)
• NCES district ID: 0401460
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,463
• Composite: 29.17/100
• National rank: #6573
• State rank: #93 of 249 in AZ

Livability — Sierra Vista

• Score: 80/100
• State rank: #5
• US rank: #1805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra Vista, AZ
• County: Cochise County · 49,069 people
• City population: 49,069
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 14,876
• Household income: $91,654
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 180.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 19% Black 2% Asian 2% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Korean 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: ▼ -101.13%
• Current HPI: 137.3428
• Rent YoY: —
• Metro: Sierra Vista-Douglas, AZ
• 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

+87.9% since first listed

15 events — show timeline

• 2026-05-15 Relisted — MLSSAZ
• 2026-03-07 Contingent — MLSSAZ
• 2025-11-16 Listed $280,000 MLSSAZ
• 2025-10-22 Listing Removed — MLSSAZ
• 2025-09-10 Price Changed $269,000 MLSSAZ
• 2025-06-27 Relisted — MLSSAZ
• 2025-06-26 Listing Removed — MLSSAZ
• 2025-03-28 Relisted — MLSSAZ
• 2025-03-27 Listing Removed — MLSSAZ
• 2024-10-03 Listed $279,000 MLSSAZ
• 2021-08-26 Sold (Public Records) $200,000 Public Records
• 2021-08-26 Sold (MLS) $200,000 ARMLS
• 2021-07-20 Pending — ARMLS
• 2021-07-15 Listed $189,000 ARMLS
• 2019-05-08 Sold (Public Records) $149,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,061 · +0.0% YoY. Source: county tax records.