0 N Pfister Ave N #3 · Sierra Vista, AZ 85635

$450,000

None bd · None ba · — sqft · Condo · 92 Days on market

Built 1956 Fair condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in Sierra Vista's West End! Three duplexes on a 2/3-acre lot near Ft. Huachuca's main gate. Property includes six 1-bed/1-bath units, approx. 650 sq.ft. each, CBS construction. Features gas heating/cooking, evap cooling, city water, front/rear covered porches, and private off-street parking. Total under-roof: 3,900 sq.ft. Fully occupied with tenants on 6-month leases. Recent gas line upgrades, all coolers serviced, desert landscaping maintained. Quiet area next to Soldier Park. No-pets policy in place. Priced at $450,000 ($115/sq.ft.)!

Key facts

• Gas heating
• Desert landscaping
• Three duplexes

Tags

• INVESTMENT OPPORTUNITY
• THREE DUPLEXES
• GAS HEATING
• PRIVATE OFF-STREET PARKING
• DESERT LANDSCAPING
• QUIET AREA

What this means for you Summary

Snapshot

• This is a condo listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (74.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (77.9% below list).
• Recommended offer: $99k (77.9% below list) — sets the bar for 1% rule.
• Cap rate 0.1% vs local median 4.3% in Sierra Vista — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents flat; 176 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $14k 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 92 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,248 (77.9% 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 92 days. Have you received any prior offers? Is the seller open to a 78% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.22% ✗
• Cap rate: 0.09%
• Cash-on-cash: -22.15%
• DSCR: 0.01
• GRM: 37.8

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Graham Dr #524	0.10mi	—/—	—	9mo	$225,000	—	75

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -66.0%
• Equity multiple: -0.78×
• Total profit: $-223,944
• Equity at exit: $67,096

10-year hold

• IRR: —
• Equity multiple: -2.15×
• Total profit: $-396,928
• Equity at exit: $38,908

Cash invested: $126,000 (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 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 37.8×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-2,326

Break-even live

Break-even rent $3,937

Max offer price $113,455

Occupancy floor —

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Taylor Dr Sierra Vista, AZ	1.0	1.0	500	$715	$1.43	2d	3	0.08mi
604 Graham Dr Sierra Vista, AZ	3.0	2.0	1120	$995	$0.89	44d	1	0.11mi
270 W Tacoma St Sierra Vista, AZ	3.0	2.0	1120	$995	$0.89	44d	1	0.12mi
557 Graham Dr Sierra Vista, AZ	2.0	1.0	678	$900	$1.33	44d	1	0.14mi
540 North Ave Unit A Sierra Vista, AZ	3.0	1.0	800	$950	$1.19	44d	1	0.16mi
250 Carroll Dr Sierra Vista, AZ	1.0	1.0	560	$750	$1.34	44d	2	0.17mi
201 N Garden Ave Sierra Vista, AZ	1.0	1.0	645	$899	$1.39	44d	1	0.23mi
840 Fort Ave Sierra Vista, AZ	1.0	1.0	526	$675	$1.28	2d	2	0.28mi
214 N Canyon Dr Unit 5 Sierra Vista, AZ	1.0	1.0	450	$675	$1.50	44d	1	0.43mi
600 Charles Dr Sierra Vista, AZ	1.0–2.0	1.0	637	$1,589	$2.49	2d	15	0.76mi
499 S Carmichael Ave Sierra Vista, AZ	3.0–4.0	2.0	1163	$1,675	$1.44	2d	5	0.77mi
500 S Carmichael Ave Sierra Vista, AZ	1.0	1.0	520	$790	$1.52	2d	3	0.77mi
420 Camino Mojado Sierra Vista, AZ	2.0	2.0	1120	$1,300	$1.16	44d	1	0.88mi
355 N 7th St Sierra Vista, AZ	2.0	1.0–2.0	600	$965	$1.61	2d	9	0.92mi
555 N 7th St Sierra Vista, AZ	2.0	1.0–2.0	521	$919	$1.76	44d	1	0.97mi
1125 N 7th St Sierra Vista, AZ	2.0–3.0	2.0	1000	$973	$0.97	3d	1	1.00mi
500 S 7th St Sierra Vista, AZ	3.0	2.0	924	$999	$1.08	44d	1	1.08mi
800 S Carmichael Ave Sierra Vista, AZ	1.0–2.0	1.0	637	$965	$1.51	2d	16	1.11mi
1205 Cottonwood Dr Sierra Vista, AZ	3.0	2.0	1051	$1,400	$1.33	44d	1	1.18mi
800 N Lenzner Ave Sierra Vista, AZ	3.0	2.0	1050	$1,070	$1.02	44d	1	1.39mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergaslandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-19
   days on market $450,000 Active 92 DOM
2. 2026-06-18
   days on market $450,000 Active 91 DOM
3. 2026-06-17
   days on market $450,000 Active 90 DOM
4. 2026-06-16
   days on market $450,000 Active 89 DOM
5. 2026-06-15
   days on market $450,000 Active 88 DOM
6. 2026-06-14
   days on market $450,000 Active 86 DOM
7. 2026-06-12
   days on market $450,000 Active 85 DOM
8. 2026-06-09
   days on market $450,000 Active 82 DOM
9. 2026-06-08
   days on market $450,000 Active 81 DOM
10. 2026-06-07
    days on market $450,000 Active 80 DOM
11. 2026-06-05
    days on market $450,000 Active 77 DOM
12. 2026-06-03
    days on market $450,000 Active 76 DOM
13. 2026-06-02
    days on market $450,000 Active 75 DOM
14. 2026-06-01
    days on market $450,000 Active 74 DOM
15. 2026-05-31
    days on market $450,000 Active 73 DOM
16. 2026-05-30
    days on market $450,000 Active 72 DOM
17. 2026-03-15
    listed $450,000 Active 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Sierra Vista's West End! Three duplexes on a 2/3-acre lot near Ft. Huachuca's main gate. Property includes six 1-bed/1-bath units, approx. 650 sq.ft. each, CBS construction. Features gas heating/cooking, evap cooling, city water, front/rear covered porches, and private off-street parking. Total under-roof: 3,900 sq.ft. Fully occupied with tenants on 6-month leases. Recent gas line upgrades, all coolers serviced, desert landscaping maintained. Quiet area next to Soldier Park. No-pets policy in place. Priced at $450,000 ($115/sq.ft.)!

ⓘ 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 5/10 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: $11,910
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$13,091
• Taxable loss: −$37,294
• Est. tax savings @ 24.0%: +$8,950
• After-tax cash flow: $-18,959/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 · 5 photos

Fair 45/100 Moderate rehab

This multi-family property presents as needing moderate repairs and maintenance, with potential for significant value increase through landscaping and fence improvements.

Repairs flagged

• Minor landscaping — Some areas appear dry and could benefit from irrigation
• Minor fencing — Some sections of the fence appear worn

Value-add opportunities

• Both landscaping and irrigation system — Enhances curb appeal and water efficiency
• Both fence repair — Improves property boundary and security

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Some areas appear dry and could benefit from irrigation	Minor	$500–3,000
fencing · Some sections of the fence appear worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both landscaping and irrigation system — Enhances curb appeal and water efficiency ↑
• Both fence repair — Improves property boundary and security ↑

ⓘ 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: 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): 34,193
• Household income: $61,580
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1129.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 17% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 14% Korean 2% 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: ▼ -83.93%
• Current HPI: 175.5821
• Rent YoY: ▬ 0.00%
• 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

1 event — show timeline

• 2026-03-15 Listed $450,000 ARMLS