1200 S US Highway 80 #43 · Benson, AZ 85602

$99,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 130 Days on market

Built 2000 3,485 sqft lot $475/mo HOA · 27% of rent ↓ 12% 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS ONE! Immaculate 3 bedroom 2 bath home in Valley High section of the San Pedro RV Resort. This place is beautiful! 1232 square feet, central a/c, gas heat, storm windows, no carpet. Kitchen is bright and airy and comes with refrigerator, gas range, washer and dryer. This is for the manufactured home only and lot rent in this 55+ park is $475 month. Applicants must be approved by park management.

Key facts

• 3,485 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Located in Valley High addition of San Pedro RV Resort, park lot; Zoned Benson - B2
• Financial info: Financial details not specified
• HOA & community: Monthly HOA fee; Community clubhouse; Community pool; Community recreation room; Community spa/hot tub; Community fitness center; Community recreation center

Exterior

• Parking: Attached garage; 1 covered/carport space
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Electric service available
• Home design: Manufactured home; One story; Accessible approach with ramp; Faces east
• Construction: Shingle roof; Construction materials not specified; Foundation not specified; Year built not specified
• Exterior features: Deck; Kennel/dog run; Chain link fencing; Corner lot; East/West exposure; Paved road; Public road maintained by city; Has spa

Interior

• Kitchen: Refrigerator; Gas Range
• Bedrooms: Bedrooms not specified
• Flooring: Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Double pane windows; Storm windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 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 $684 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: HOA is 27% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.79% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 4.7

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-384
• Equity at exit: $14,761

10-year hold

• IRR: 9.6%
• Equity multiple: 1.75×
• Total profit: $20,713
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$475
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $241

Break-even live

Break-even rent $1,467

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $309	-5% $275	+0% $241	+5% $207	+10% $172
Rent	-10% $101	-5% $171	+0% $241	+5% $311	+10% $381
Rate	-1.0pp $291	-0.5pp $266	base $241	+0.5pp $215	+1.0pp $189

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-19
   days on market $99,000 Active 130 DOM
2. 2026-06-18
   days on market $99,000 Active 129 DOM
3. 2026-06-17
   days on market $99,000 Active 128 DOM
4. 2026-06-16
   days on market $99,000 Active 127 DOM
5. 2026-06-15
   days on market $99,000 Active 126 DOM
6. 2026-06-14
   days on market $99,000 Active 124 DOM
7. 2026-06-12
   days on market $99,000 Active 123 DOM
8. 2026-06-09
   days on market $99,000 Active 120 DOM
9. 2026-06-08
   days on market $99,000 Active 119 DOM
10. 2026-06-07
    days on market $99,000 Active 118 DOM
11. 2026-06-07
    days on market $99,000 Active 117 DOM
12. 2026-06-04
    days on market $99,000 Active 114 DOM
13. 2026-06-02
    days on market $99,000 Active 113 DOM
14. 2026-06-01
    days on market $99,000 Active 112 DOM
15. 2026-05-31
    days on market $99,000 Active 111 DOM
16. 2026-05-31
    days on market $99,000 Active 110 DOM
17. 2026-02-09
    listed $99,000 Active
18. 2025-12-10
    historical
19. 2025-09-03
    listed $112,000 Active
20. 2025-05-26
    status Active
21. 2025-05-12
    status Pending
22. 2025-05-12
    historical
23. 2024-12-10
    listed $112,000 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 8 d/yr ≥99°F today · 23 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: $21,266
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − HOA: −$5,700
• − Depreciation: −$2,880
• Taxable income: $1,758
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $2,468/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: 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

-11.6% since first listed

7 events — show timeline

• 2026-02-09 Listed $99,000 MLSSAZ
• 2025-12-10 Listing Removed — MLSSAZ
• 2025-09-03 Listed $112,000 MLSSAZ
• 2025-05-26 Relisted — ARMLS
• 2025-05-12 Pending — ARMLS
• 2025-05-12 Listing Removed — ARMLS
• 2024-12-10 Listed $112,000 ARMLS