3728 S Towner Ave · Naco, AZ 85620

$145,000

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 262 Days on market

Built 1900 9,782 sqft lot Est $147k · at est. ↓ 25% since listing

---

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).

• Cash flow +13.2/30.0
• ARV discount +8.1/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

Key facts

• Quiet ambiance
• Wraparound porch
• Mature trees

Tags

• WRAPAROUND PORCH
• LARGE BLOCK-WALLED YARD
• MATURE TREES
• QUIET AMBIANCE
• EXCELLENT RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Current financing: Conventional
• HOA & community: No association fees

Exterior

• Parking: 3-car garage; 1-car carport; 4 covered parking spaces; 1 open parking space
• Utilities: Private water company; Public sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Aluminum siding; Wood frame construction; Composition roof
• Exterior features: Corner lot; Dirt front yard; Dirt backyard; Mountain view; Asphalt road access; Public sewer

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fans; Evaporative cooling
• Interior features: Breakfast bar; Screened-in patio

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-4 ($-45/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (18.9% below list).
• Recommended offer: $118k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#287 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment D-.
• Naco Elementary District (4176) (rural): math 14% / reading 13% proficiency, ranked #411 of 501 in AZ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Naco Elementary School (math 2% / reading 12%, grade F, #1,064 of 1,109 statewide, top 97%, 276 students, 89% FRL).
• Market conditions: 4 active listings in the ZIP; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,641 (18.9% 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 262 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $147,084
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3714 S Giesler Ave	0.08mi	3/1.0	1,256 (+2%)	16mo	$150,000	$119	76

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: 7.4%
• Equity multiple: 1.42×
• Total profit: $17,203
• Equity at exit: $65,198

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $61,565
• Equity at exit: $100,478

Cash invested: $40,600 (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 85620

• Active inventory: 4
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-4

Break-even live

Break-even rent $1,181

Max offer price $144,334

Occupancy floor 95%

Sensitivity live

Price	-10% $78	-5% $37	+0% $-4	+5% $-45	+10% $-86
Rent	-10% $-97	-5% $-50	+0% $-4	+5% $43	+10% $89
Rate	-1.0pp $69	-0.5pp $33	base $-4	+0.5pp $-41	+1.0pp $-80

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $145,000 Active 262 DOM
2. 2026-06-19
   days on market $145,000 Active 260 DOM
3. 2026-06-18
   days on market $145,000 Active 259 DOM
4. 2026-06-17
   days on market $145,000 Active 258 DOM
5. 2026-06-16
   days on market $145,000 Active 257 DOM
6. 2026-06-15
   days on market $145,000 Active 256 DOM
7. 2026-06-14
   days on market $145,000 Active 254 DOM
8. 2026-06-12
   days on market $145,000 Active 253 DOM
9. 2026-06-09
   days on market $145,000 Active 250 DOM
10. 2026-06-08
    days on market $145,000 Active 249 DOM
11. 2026-06-07
    pricedays on market $145,000 Active 248 DOM
12. 2026-06-04
    days on market $150,000 Active 244 DOM
13. 2026-06-02
    days on market $150,000 Active 243 DOM
14. 2026-06-01
    days on market $150,000 Active 242 DOM
15. 2026-05-31
    days on market $150,000 Active 241 DOM
16. 2026-05-31
    days on market $150,000 Active 240 DOM
17. 2026-05-04
    price $150,000
18. 2026-03-25
    price $158,000
19. 2025-10-01
    listed $163,500 Active
20. 2025-07-31
    historical
21. 2025-06-30
    price $165,000
22. 2025-06-01
    price $170,000
23. 2025-04-12
    price $175,000
24. 2025-01-21
    price $179,900
25. 2024-11-20
    price $187,000
26. 2024-09-06
    price $197,000
27. 2024-07-08
    listed $213,000 Active
28. 2023-07-07
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

29. 2023-07-06
    soldstatus $155,000 Closed 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

30. 2023-07-06
    soldstatus $155,000

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

31. 2023-05-15
    historical Active Contingent 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

32. 2023-02-12
    price $170,000 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

33. 2023-01-31
    price $180,000 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

34. 2023-01-18
    price $185,000 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

35. 2022-12-27
    listed $200,000 Active 332-char remark

    Show marketing remark (332 chars)

    Showing by appointment only. this beautiful one of a kind Historic home in Naco, AZ built in 1900! Featuring 3 spacious bedrooms and 2 full bathrooms. This home has solid bones with carpet flooring throughout the home. Covered front porch with large yard and lots of privacy. With a bit of love and updating this property can shine!

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 18 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: $14,117
• − Mortgage interest: −$8,122
• − Property taxes: −$1,348
• − Insurance: −$725
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,218
• Taxable loss: −$2,555
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $568/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: Naco Elementary District (4176)
• NCES district ID: 0405430
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 13% ▼ -2.00%
• Median HH income: $35,862
• Composite: 14.69/100
• National rank: #14396
• State rank: #411 of 501 in AZ

Livability — Naco

• Score: 53/100
• State rank: #287
• US rank: #24376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naco, AZ
• City population: 1,105
• Population (ZIP): 1,105

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 Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 97%
• Common ancestry: Portuguese 1%
• Foreign-born: 26% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: —
• Current HPI: —
• 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

-25.0% since first listed

19 events — show timeline

• 2026-05-04 Price Changed $150,000 ARMLS
• 2026-03-25 Price Changed $158,000 ARMLS
• 2025-10-01 Listed $163,500 ARMLS
• 2025-07-31 Listing Removed — ARMLS
• 2025-06-30 Price Changed $165,000 ARMLS
• 2025-06-01 Price Changed $170,000 ARMLS
• 2025-04-12 Price Changed $175,000 ARMLS
• 2025-01-21 Price Changed $179,900 ARMLS
• 2024-11-20 Price Changed $187,000 ARMLS
• 2024-09-06 Price Changed $197,000 ARMLS
• 2024-07-08 Listed $213,000 ARMLS
• 2023-07-07 Pending — MLSSAZ
• 2023-07-06 Sold (Public Records) $155,000 Public Records
• 2023-07-06 Sold (MLS) $155,000 MLSSAZ
• 2023-05-15 Contingent — MLSSAZ
• 2023-02-12 Price Changed $170,000 MLSSAZ
• 2023-01-31 Price Changed $180,000 MLSSAZ
• 2023-01-18 Price Changed $185,000 MLSSAZ
• 2022-12-27 Listed $200,000 MLSSAZ

Property tax history

+2.8%/yr

Latest (2025): $1,348 · +6.9% YoY. Source: county tax records.