3899 Antequiera Dr · Sierra Vista, AZ 85650

$260,000

4 bd · 2.0 ba · 1,963 sqft · SingleFamily public records · 56 Days on market

Built 2003 8,417 sqft lot $132/sqft · 22% below area Est $333k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

Key facts

• Large family room
• Only 1 neighbor
• Covered patio

Tags

• FORMAL LIVING DINING ROOM
• LARGE FAMILY ROOM
• LARGE ISLAND
• COVERED PATIO
• ONLY 1 NEIGHBOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $63 ($758/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.2% below list).
• Recommended offer: $215k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Sierra Vista — 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 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.
• Zoned schools: Huachuca Mountain Elementary School (math 38% / reading 52%, grade D-, #334 of 1,109 statewide, top 30%, 416 students, 34% FRL); Joyce Clark Middle School (math 26% / reading 39%, grade F, #70 of 218 statewide, top 32%, 670 students, 46% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 103 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $49k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $215,342 (17.2% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $333,250
• List price: $260,000
• Delta: -21.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3899 Antequiera Dr	0.00mi	4/2.0	1,963 (0%)	1mo	$267,600	$136	99
2721 Plaza DE Viola Dr	0.25mi	4/2.0	1,997 (+2%)	3mo	$380,000	$190	83
3710 Barraco Dr	0.18mi	4/2.0	2,048 (+4%)	1mo	$359,900	$176	83
2831 Sierra Bermeja Dr	0.26mi	4/2.0	1,905 (-3%)	2mo	$395,000	$207	81
2935 Plaza DE Viola --	0.12mi	3/2.0 (-1)	1,819 (-7%)	2mo	$365,000	$201	76
3664 Herba DE Maria --	0.31mi	3/2.0 (-1)	2,121 (+8%)	0mo	$485,000	$229	67
3446 Via Carisma --	0.56mi	4/2.0	2,017 (+3%)	3mo	$465,000	$231	66
2576 Cabo Burela Dr	0.38mi	4/2.5	2,128 (+8%)	0mo	$355,000	$167	66
3316 Peregrine Dr	0.69mi	4/2.0	1,938 (-1%)	1mo	$359,000	$185	65
3845 Via DE LA Reina --	0.46mi	4/2.0	2,174 (+11%)	2mo	$374,900	$172	59
4199 S Comanche Dr	0.63mi	3/2.0 (-1)	1,894 (-4%)	2mo	$400,000	$211	58
4153 S Paiute Way	0.47mi	4/3.0	2,247 (+14%)	1mo	$551,000	$245	49

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-38,175
• Equity at exit: $38,767

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-28,329
• Equity at exit: $22,480

Cash invested: $72,800 (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 85650

• Active inventory: 103
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $63

Break-even live

Break-even rent $2,074

Max offer price $260,000

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $137	+0% $63	+5% $-10	+10% $-84
Rent	-10% $-107	-5% $-22	+0% $63	+5% $148	+10% $233
Rate	-1.0pp $194	-0.5pp $129	base $63	+0.5pp $-4	+1.0pp $-73

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Barahona Dr Sierra Vista, AZ	4.0	2.0	2033	$1,850	$0.91	45d	1	0.22mi
3636 E Kalispell Ave Sierra Vista, AZ	3.0	2.0	2502	$2,200	$0.88	45d	1	0.55mi
3817 Camino Arroyo Sierra Vista, AZ	4.0	2.0	2126	$1,850	$0.87	45d	1	0.63mi
4413 Redwood St Sierra Vista, AZ	3.0	2.0	1358	$1,700	$1.25	45d	1	0.96mi
4488 Resort Dr Sierra Vista, AZ	3.0	2.0	1401	$1,700	$1.21	45d	1	1.00mi
2561 Candlewood Dr Sierra Vista, AZ	3.0	2.0	1780	$1,800	$1.01	45d	1	1.03mi
3507 Trevino Dr Sierra Vista, AZ	3.0	2.0	1840	$1,850	$1.01	45d	1	1.05mi

Listing history 10 events

1. 2026-05-11
   status Pending 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

2. 2026-04-27
   status Active 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

3. 2026-04-13
   status Pending 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

4. 2026-03-30
   status Active 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

5. 2026-03-24
   status Pending 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

6. 2026-03-13
   price $260,000 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

7. 2026-02-24
   listed $309,000 Active 408-char remark

   Show marketing remark (408 chars)

   This is one of the most popular floor plans in the area. There are 4 bedrooms, a large formal living/dining room and a large family room off of the kitchen. The kitchen has a large island, perfect for gatherings! There is a covered patio in back and only 1 neighbor! Va Vendee financing may be available on this property. It is open to veterans, non veterans and investors alike. Don't miss this great home.

8. 2025-08-15
   historical
9. 2025-08-14
   listed $309,000 Active
10. 2005-11-10
    soldstatus $800,000

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 ≥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: $25,841
• − Mortgage interest: −$14,564
• − Property taxes: −$1,995
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$7,564
• Taxable loss: −$3,716
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $1,650/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: 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): 14,876
• Household income: $91,654
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 180.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 19% Black 2% Asian 2% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Korean 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: ▼ -101.13%
• Current HPI: 137.3428
• Rent YoY: —
• 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

-67.5% since first listed

10 events — show timeline

• 2026-05-11 Pending — ARMLS
• 2026-04-27 Relisted — ARMLS
• 2026-04-13 Pending — ARMLS
• 2026-03-30 Relisted — ARMLS
• 2026-03-24 Pending — ARMLS
• 2026-03-13 Price Changed $260,000 ARMLS
• 2026-02-24 Listed $309,000 ARMLS
• 2025-08-15 Listing Removed — ARMLS
• 2025-08-14 Listed $309,000 ARMLS
• 2005-11-10 Sold (Public Records) $800,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,995 · +20.1% YoY. Source: county tax records.