585 S Shallow Brook Loop · Sierra Vista, AZ 85635

$110,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 77 Days on market

Built 2002 Fair condition 5,000 sqft lot $115/sqft · 66% above area

---

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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

This is a very appealing home! 3 bedroom, 2 full bath. Split bedroom plan. Stainless steel refrigerator, gas stove and built in microwave. Washer and dryer included. On a large corner lot with easy care desert landscaping. Front and rear covered decks. One car carport. Located in the desirable gated community of Sierra Vista Village. Community offers an indoor pool and outside pool, spa, 2 clubhouses and many more amenities. Located close to shopping and center of town.

Key facts

• 5,000 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.3% 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.
• Market conditions: Rents flat; 176 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 $761 of loan paydown is wiped out by about $3k 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 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.35% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $66,448
• List price: $110,000
• Delta: 65.54%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
644 S Nature Way	0.07mi	2/2.0 (-1)	960 (0%)	4mo	$65,000	$68	89
606 S Nature Way #141	0.03mi	2/2.0 (-1)	992 (+3%)	7mo	$99,000	$100	82
713 S Deer Creek Ln #31	0.13mi	3/2.0	1,056 (+10%)	7mo	$59,500	$56	72
670 S Nature Way	0.09mi	2/2.0 (-1)	980 (+2%)	20mo	$59,900	$61	71
671 S Little Bear Trl	0.09mi	2/2.0 (-1)	1,024 (+7%)	19mo	$50,000	$49	64
512 S Little Bear Trl #4	0.07mi	2/2.0 (-1)	1,056 (+10%)	14mo	$96,900	$92	64
686 S Deer Creek Ln	0.13mi	2/2.0 (-1)	1,056 (+10%)	11mo	$69,000	$65	63

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $3,993
• Equity at exit: $16,401

10-year hold

• IRR: 9.9%
• Equity multiple: 1.66×
• Total profit: $20,443
• Equity at exit: $9,511

Cash invested: $30,800 (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 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $410

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 77 DOM
2. 2026-06-18
   days on market $110,000 Active 76 DOM
3. 2026-06-17
   days on market $110,000 Active 75 DOM
4. 2026-06-16
   days on market $110,000 Active 74 DOM
5. 2026-06-15
   days on market $110,000 Active 73 DOM
6. 2026-06-14
   days on market $110,000 Active 71 DOM
7. 2026-06-12
   days on market $110,000 Active 70 DOM
8. 2026-06-09
   days on market $110,000 Active 67 DOM
9. 2026-06-08
   days on market $110,000 Active 66 DOM
10. 2026-06-07
    statusdays on market $110,000 Active 65 DOM
11. 2026-06-05
    days on market $110,000 Contract Contingent on Buyer Sale 62 DOM
12. 2026-06-03
    days on market $110,000 Contract Contingent on Buyer Sale 61 DOM
13. 2026-06-02
    days on market $110,000 Contract Contingent on Buyer Sale 60 DOM
14. 2026-06-01
    days on market $110,000 Contract Contingent on Buyer Sale 59 DOM
15. 2026-05-31
    days on market $110,000 Contract Contingent on Buyer Sale 58 DOM
16. 2026-05-30
    days on market $110,000 Contract Contingent on Buyer Sale 57 DOM
17. 2026-03-30
    listed $110,000 Active 474-char remark

    Show marketing remark (474 chars)

    This is a very appealing home! 3 bedroom, 2 full bath. Split bedroom plan. Stainless steel refrigerator, gas stove and built in microwave. Washer and dryer included. On a large corner lot with easy care desert landscaping. Front and rear covered decks. One car carport. Located in the desirable gated community of Sierra Vista Village. Community offers an indoor pool and outside pool, spa, 2 clubhouses and many more amenities. Located close to shopping and center of town.

18. 2023-12-12
    soldstatus $60,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Cute, cute, CUTE!!! This home feels bigger than its actual square footage! Large windows, open floorplan and light colors all help to achieve a very comfortable and friendly space. Very comfortable screened in Sunroom. Master Bedroom has built in 8 drawer dresser with closet above and built in base and overhead cabinets! Concrete skirting. Newly installed Aluminum Ramp for easy access. Located in a gated community with indoor pool, spa and outdoor pool. 2 clubhouses and many amenities.

19. 2023-11-29
    historical Under Contract Accepting Backups 490-char remark

    Show marketing remark (490 chars)

    Cute, cute, CUTE!!! This home feels bigger than its actual square footage! Large windows, open floorplan and light colors all help to achieve a very comfortable and friendly space. Very comfortable screened in Sunroom. Master Bedroom has built in 8 drawer dresser with closet above and built in base and overhead cabinets! Concrete skirting. Newly installed Aluminum Ramp for easy access. Located in a gated community with indoor pool, spa and outdoor pool. 2 clubhouses and many amenities.

20. 2023-09-19
    listed $69,900 Active 490-char remark

    Show marketing remark (490 chars)

    Cute, cute, CUTE!!! This home feels bigger than its actual square footage! Large windows, open floorplan and light colors all help to achieve a very comfortable and friendly space. Very comfortable screened in Sunroom. Master Bedroom has built in 8 drawer dresser with closet above and built in base and overhead cabinets! Concrete skirting. Newly installed Aluminum Ramp for easy access. Located in a gated community with indoor pool, spa and outdoor pool. 2 clubhouses and many amenities.

ⓘ 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 6 d/yr ≥98°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: $17,781
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$3,200
• Taxable income: $3,374
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,115/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Repainting the exterior siding and replacing the carpet would significantly enhance its curb appeal and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Minor interior paint — Some discoloration
• Minor flooring — Worn carpet

Value-add opportunities

• Resale paint exterior siding — Enhances curb appeal
• Rental replace carpet — Improves comfort and reduces maintenance
• Both landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior paint · Some discoloration	Minor	$500–3,000
flooring · Worn carpet	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale paint exterior siding — Enhances curb appeal ↑
• Rental replace carpet — Improves comfort and reduces maintenance ↑
• Both landscaping — Enhances curb appeal and adds 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: 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

+57.4% since first listed

4 events — show timeline

• 2026-03-30 Listed $110,000 ARMLS
• 2023-12-12 Sold (MLS) $60,000 ARMLS
• 2023-11-29 Contingent — ARMLS
• 2023-09-19 Listed $69,900 ARMLS