850 W Sieling Loop · Bisbee, AZ 85603

$20,000

2 bd · 2.0 ba · 744 sqft · SingleFamily · 118 Days on market

Built 1971 Average condition $27/sqft · 85% below area ↓ 20% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1971
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $20k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 38.3% vs local median 2.1% in Bisbee — 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 61/100 on livability (#151 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Bisbee Unified District (4169) (town): math 10% / reading 19% proficiency, ranked #218 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenway Primary School (math 17% / reading 27%, grade F, #687 of 1,109 statewide, top 65%, 212 students, 76% FRL); Lowell School (math 8% / reading 17%, grade F, #174 of 218 statewide, top 81%, 116 students, 66% FRL); Bisbee High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 352 students, 53% FRL).
• Market conditions: 137 active listings in the ZIP; 1 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 4.25% ✓
• Cap rate: 38.29%
• Cash-on-cash: 114.28%
• DSCR: 6.08
• GRM: 2.0

CMA / ARV

• ARV (median comp): $133,396
• List price: $20,000
• Delta: -85.01%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.49×
• Total profit: $30,737
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 13.60×
• Total profit: $70,553
• Equity at exit: $1,729

Cash invested: $5,600 (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 85603

• Active inventory: 137
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $533

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 32%

Sensitivity live

Price	-10% $547	-5% $540	+0% $533	+5% $526	+10% $519
Rent	-10% $466	-5% $500	+0% $533	+5% $567	+10% $600
Rate	-1.0pp $543	-0.5pp $538	base $533	+0.5pp $528	+1.0pp $523

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
872 Arizona 92 Unit a Bisbee, AZ	1.0	1.5	600	$850	$1.42	45d	1	0.19mi

Listing history 8 events

1. 2026-06-03
   days on market $20,000 Active 118 DOM
2. 2026-06-02
   days on market $20,000 Active 117 DOM
3. 2026-06-01
   days on market $20,000 Active 116 DOM
4. 2026-05-31
   days on market $20,000 Active 115 DOM
5. 2026-05-30
   days on market $20,000 Active 114 DOM
6. 2026-05-11
   price $20,000
7. 2026-03-23
   price $23,500
8. 2026-02-02
   listed $25,000 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 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: $10,200
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$582
• Taxable income: $6,466
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $4,848/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 · 11 photos

Average 55/100 Cosmetic rehab

This manufactured home requires some cosmetic updates and maintenance to improve its condition and value. Painting, landscaping, and HVAC upgrades can significantly enhance its appeal and marketability.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom fixtures — Light wear and tear.
• Minor Exterior siding — Some discoloration and wear.
• Minor Interior walls — Chipped paint in some areas.
• Minor Windows — Some frames show wear.
• Minor Landscaping — Minimal and overgrown in some areas.
• Moderate HVAC system — Age may affect efficiency and performance.
• Minor Foundation cracks — Visible cracks may need inspection and repair.

Value-add opportunities

• Both Painting and updating interior walls — Fresh paint can improve the home's appearance and value.
• Both Landscaping improvements — Aesthetic improvements can enhance curb appeal and value.
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, boosting both resale and rental value.
• Both Kitchen and bathroom updates — Fresh updates can make the home more appealing and functional, increasing its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear.	Minor	$500–3,000
Exterior siding · Some discoloration and wear.	Minor	$500–3,000
Interior walls · Chipped paint in some areas.	Minor	$500–3,000
Windows · Some frames show wear.	Minor	$500–3,000
Landscaping · Minimal and overgrown in some areas.	Minor	$500–3,000
HVAC system · Age may affect efficiency and performance.	Moderate	$3,000–15,000
Foundation cracks · Visible cracks may need inspection and repair.	Minor	$500–3,000
Total estimated repair cost · 8 items		$6,500–36,000

Value-add ROI direction

• Both Painting and updating interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping improvements — Aesthetic improvements can enhance curb appeal and value. ↑
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both Kitchen and bathroom updates — Fresh updates can make the home more appealing and functional, increasing its value. ↑

ⓘ 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: Bisbee Unified District (4169)
• NCES district ID: 0401180
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $33,316
• Composite: 11.73/100
• National rank: #9688
• State rank: #218 of 249 in AZ

Livability — Bisbee

• Score: 61/100
• State rank: #151
• US rank: #17700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,798

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 33% Two or more races 23% Native American 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% French/Haitian/Cajun 1% 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: ▼ -180.64%
• Current HPI: 168.8806
• 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

-20.0% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $20,000 ARMLS
• 2026-03-23 Price Changed $23,500 ARMLS
• 2026-02-02 Listed $25,000 ARMLS