2010 S Bowers St #5 · Bisbee, AZ 85603

$30,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 53 Days on market

Built 1983 Average condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready, cozy home in a quiet neighborhood. Some nice updates. Newer stainless appliances. Mature trees offer cool and shade. Covered front deck. Metal storage shed. On a rented lot. Great value! Come see this one today!

Key facts

• Covered front deck
• Metal storage shed
• Built 1983

Tags

• NEWER STAINLESS APPLIANCES
• COVERED FRONT DECK
• METAL STORAGE SHED

Property features AI

Finance

• Other: Zoning: Cochise - R-18
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Shared driveway
• Security: Wrought iron security door
• Utilities: Public water; Septic sewer
• Home design: Mobile home; One story
• Construction: Frame construction; Built-up reflective roof
• Exterior features: Covered patio/porch; Deck; Shed(s); Borders common area; Paved road access (city-maintained)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric oven; Microwave
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Evaporative cooling; Window unit(s)
• Interior features: Wrought iron security door; Roll-in shower
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.8% 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, schools F, amenities F.
• 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.
• Market conditions: 139 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.78% ✓
• Cap rate: 33.85%
• Cash-on-cash: 98.41%
• DSCR: 5.38
• GRM: 2.2

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: 80.8%
• Equity multiple: 4.71×
• Total profit: $31,132
• Equity at exit: $4,473

10-year hold

• IRR: 84.2%
• Equity multiple: 9.78×
• Total profit: $73,716
• Equity at exit: $2,594

Cash invested: $8,400 (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: 139
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $564

Break-even live

Break-even rent $421

Max offer price $30,000

Occupancy floor 45%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $30,000 Active 53 DOM
2. 2026-06-18
   days on market $30,000 Active 52 DOM
3. 2026-06-17
   days on market $30,000 Active 51 DOM
4. 2026-06-16
   days on market $30,000 Active 50 DOM
5. 2026-06-15
   days on market $30,000 Active 49 DOM
6. 2026-06-14
   days on market $30,000 Active 47 DOM
7. 2026-06-12
   days on market $30,000 Active 46 DOM
8. 2026-06-09
   days on market $30,000 Active 43 DOM
9. 2026-06-08
   days on market $30,000 Active 42 DOM
10. 2026-06-07
    days on market $30,000 Active 41 DOM
11. 2026-06-04
    days on market $30,000 Active 37 DOM
12. 2026-06-02
    days on market $30,000 Active 36 DOM
13. 2026-06-01
    days on market $30,000 Active 35 DOM
14. 2026-05-31
    days on market $30,000 Active 34 DOM
15. 2026-05-31
    days on market $30,000 Active 33 DOM
16. 2026-04-24
    listed $30,000 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 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: $13,613
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$1,652
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$873
• Taxable income: $6,779
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,137/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 · 14 photos

Average 55/100 Cosmetic rehab

The home is move-in ready with some cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Some chipping and wear visible on interior walls.
• Minor Exterior siding — Some discoloration and minor damage visible.
• Minor Landscaping — Overgrown areas and lack of curb appeal.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value.
• Resale Replace exterior siding — New siding can enhance the home's curb appeal and increase its value.
• Both Landscaping — Well-maintained landscaping can improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some chipping and wear visible on interior walls.	Minor	$500–3,000
Exterior siding · Some discoloration and minor damage visible.	Minor	$500–3,000
Landscaping · Overgrown areas and lack of curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value. ↑
• Resale Replace exterior siding — New siding can enhance the home's curb appeal and increase its value. ↑
• Both Landscaping — Well-maintained landscaping can improve both resale and rental 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: 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 — 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

1 event — show timeline

• 2026-04-24 Listed $30,000 MLSSAZ