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3300 E Fry Blvd #37
B Composite 73.08
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
  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Livability +4.0/5.0
  • Schools +3.2/10.0
  • Appreciation +2.5/10.0
  • Rent growth +2.5/5.0
  • Condition / age +2.2/5.0
  • Manufactured-home adj. -6.4

$79,000

3300 E Fry Blvd #37 · Sierra Vista, AZ 85635
3 bd · 2.0 ba · 1,560 sqft · Manufactured · 26 Days on market
Manufactured home Built 1973 Fair condition $51/sqft · 43% below area Est $138k · 43% under ↓ 21% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This is a beautiful and well maintained home with so many updates throughout, new ceiling fans, new dishwasher, gas stove, new vanity and sink in main bathroom, new vertical blinds, large screen porch and a large family room/den added on back of home, large lot, shed. Home is centrally located close to grocery stores, restaurants, Veterans Park across Fry Blvd., close to banks and businesses. This is a must see. Sellers request that buyers use hand sanitizer, wear a mask and booties while visiting the home.

Key facts

  • Hobby room
  • Split floorplan
  • Walk in closet

Tags

HUGE ADDITION WITH A FIREPLACEHOBBY ROOMNEW CARPET THROUGHOUTSPLIT FLOORPLANWALK IN CLOSETUPDATED VANITY AND SINK

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $438 ($5k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $79k).
  • Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
  • Cap rate 12.9% 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.
  • Zoned schools: Village Meadows Elementary School (math 37% / reading 41%, grade F, #415 of 1,109 statewide, top 38%, 394 students, 56% 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).
  • Market conditions: Rents flat; 289 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $546 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 26 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
  • 5 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.

Risks & watch-outs

  • Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

  1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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
1.58% ✓
Cap rate
12.95%
Cash-on-cash
23.76%
DSCR
2.06
GRM
5.3

CMA / ARV

ARV (median comp)
$137,500
List price
$79,000
Delta
-42.55%
Verdict
UNDERPRICED
Comps
2 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1910 Knowlton St 1.26mi 3/2.0 1,539 (-1%) 1mo $295,000 $192 62
126 N Avelino Pl 1.04mi 4/2.0 (+1) 1,517 (-3%) 1mo $290,000 $191 54
4855 Paseo Arruza -- 1.22mi 3/2.0 1,450 (-7%) 1mo $229,250 $158 53
4420 Calle Vis 1.36mi 3/2.0 1,693 (+8%) 1mo $294,000 $174 50
216 N Enrico Ave 1.32mi 3/2.0 1,417 (-9%) 1mo $235,000 $166 49
5145 Camino DE Arena -- 1.44mi 3/2.0 1,400 (-10%) 1mo $306,000 $219 47
4849 E De Medici Dr 1.15mi 4/2.0 (+1) 1,692 (+8%) 1mo $244,000 $144 45
1345 Plaza Amapola -- 1.30mi 3/2.0 1,248 (-20%) 0mo $247,900 $199 40
1932 Piccadilly Ln 1.37mi 3/2.0 1,846 (+18%) 0mo $375,000 $203 40
2010 Santa Rita Dr 0.83mi 3/2.0 1,290 (-17%) 1mo $132,000 $102 39
4894 Loma Loop 1.31mi 4/2.0 (+1) 1,940 (+24%) 1mo $338,000 $174 34
5252 Cedar Springs Dr 1.40mi 2/2.0 (-1) 1,282 (-18%) 1mo $267,500 $209 34

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
13.5%
Equity multiple
1.52×
Total profit
$11,466
Equity at exit
$11,779
10-year hold
IRR
19.9%
Equity multiple
2.44×
Total profit
$31,878
Equity at exit
$6,830

Cash invested: $22,120 (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 →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
1 active · 1 under contract
Months of supply
6.0 mo (17%/mo absorbed)
Median asking
$39,000 ($27/sqft)
Median days on market
190 d
This list price
100% of active listings are priced below it
ARV vs active asking
+225.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85635

Home prices YoY
-32.3%
Rents YoY
0.0%
Active inventory
289
Price-to-rent
5.3×

Monthly cashflow live

Estimated rent
$1,246 high interval (Pro) →
Mortgage (P&I)
−$414
Tax est. 1.5%
−$99 /mo · $1,185/yr
Insurance
−$33
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$262
Net cashflow
$438

Break-even live

Break-even rent $691
Max offer price $79,000
Occupancy floor 60%

Sensitivity live

Price -10% $493 -5% $465 +0% $438 +5% $411 +10% $383
Rent -10% $340 -5% $389 +0% $438 +5% $487 +10% $536
Rate -1.0pp $478 -0.5pp $458 base $438 +0.5pp $418 +1.0pp $397

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
$19,750
Closing costs
$2,370
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 24 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3723 Woodcock Pl Sierra Vista, AZ 4.0 2.0 1470 $1,795 $1.22 5d 1 0.20mi
3733 Sparrow Dr Sierra Vista, AZ 3.0 2.0 1866 $1,550 $0.83 140d 1 0.23mi
3865 Redwing Pl Sierra Vista, AZ 3.0 2.0 1775 $1,550 $0.87 139d 1 0.35mi
165 Park Pl Sierra Vista, AZ 2.0 1.5 1200 $1,350 $1.12 139d 1 0.35mi
3547 Briarwood Dr Sierra Vista, AZ 3.0 2.0 1686 $2,100 $1.25 139d 1 0.39mi
2090 Cascadia Dr Sierra Vista, AZ 4.0 2.5 2038 $2,800 $1.37 5d 1 0.90mi
4196 Calle Ladero Sierra Vista, AZ 3.0 2.0 1300 $1,500 $1.15 139d 1 0.93mi
4835 E Forino Pl Sierra Vista, AZ 3.0 2.0 1310 $1,100 $0.84 5d 1 1.01mi
1475 Via Viento Sierra Vista, AZ 4.0 2.0 2001 $1,800 $0.90 139d 1 1.05mi
2206 Las Brisas Way Sierra Vista, AZ 2.0 2.0 1086 $1,400 $1.29 1d 1 1.11mi
5111 Paseo Las Palmas Sierra Vista, AZ 3.0 2.0 1532 $1,500 $0.98 5d 1 1.15mi
4420 Buena Loma Way Apt D Sierra Vista, AZ 3.0 2.0 1165 $1,100 $0.94 139d 1 1.18mi
4410 Buena Loma Way Unit D Sierra Vista, AZ 2.0 2.0 1070 $1,025 $0.96 139d 1 1.19mi
4410 Buena Loma Way Unit D Sierra Vista, AZ 2.0 2.0 1070 $1,025 $0.96 5d 1 1.19mi
4933 Marconi Dr Sierra Vista, AZ 3.0 2.0 1250 $1,325 $1.06 139d 1 1.24mi
800 N Lenzner Ave Sierra Vista, AZ 3.0 2.0 1050 $1,070 $1.02 139d 1 1.38mi
800 N Lenzner Ave Sierra Vista, AZ 3.0 2.0 1050 $1,000 $0.95 1d 1 1.38mi
1415 Plaza Seca Sierra Vista, AZ 3.0 2.0 1656 $1,700 $1.03 139d 1 1.46mi
5258 Desert Shadows Dr Sierra Vista, AZ 3.0 2.0 1110 $2,600 $2.34 5d 1 1.46mi
1205 Cottonwood Dr Sierra Vista, AZ 3.0 2.0 1051 $1,400 $1.33 140d 1 1.46mi
172 Andrea Dr Sierra Vista, AZ 3.0 2.0 1938 $1,695 $0.87 5d 1 1.47mi
1201 Colombo Ave Sierra Vista, AZ 1.0–3.0 1.0–2.0 893 $2,060 $2.31 1d 25 1.49mi
1024 Horner Dr Sierra Vista, AZ 3.0 3.0 1830 $1,950 $1.07 1d 1 1.49mi
752 Sunset Vista Dr Sierra Vista, AZ 3.0 2.0 1128 $1,400 $1.24 5d 1 1.49mi

Property features AI

Finance

Other
Property area source: Assessor
HOA & community
Land lease community (monthly land lease $650)Association covers sewer, grounds maintenance, street maintenance, trash and water

Exterior

Parking
2 open parking spacesSide vehicle entry with common parking area
Utilities
City waterPublic sewer
Home design
Manufactured / mobile homeFee simple ownership
Construction
Vinyl sidingPainted exteriorComposition roof
Exterior features
Front and back desert landscapingChain-link fence enclosing front and back yardsShed(s) on propertyAsphalt road access

Interior

Kitchen
PantryRefrigeratorDishwasherGas range and gas oven
Bedrooms
Up to 4 possible bedrooms
Flooring
CarpetLaminate
Bathrooms
2 full bathrooms
Heating & cooling
Natural gas heatingCentral airCeiling fans
Interior features
High-speed internetPantryFull bathroom in primary bedroomDual-pane windowsGas fireplace in family room
Laundry & utility
Washer and dryer includedInside laundry

Listing history 50 events

  1. 2026-09-24
    days on market $79,000 Active 26 DOM
  2. 2026-09-22
    days on market $79,000 Active 25 DOM
  3. 2026-09-21
    days on market $79,000 Active 24 DOM
  4. 2026-09-20
    days on market $79,000 Active 23 DOM
  5. 2026-09-19
    days on market $79,000 Active 22 DOM
  6. 2026-09-18
    days on market $79,000 Active 21 DOM
  7. 2026-09-17
    days on market $79,000 Active 20 DOM
  8. 2026-09-16
    days on market $79,000 Active 19 DOM
  9. 2026-09-15
    days on market $79,000 Active 18 DOM
  10. 2026-09-14
    days on market $79,000 Active 17 DOM
  11. 2026-09-13
    days on market $79,000 Active 16 DOM
  12. 2026-09-12
    days on market $79,000 Active 15 DOM
  13. 2026-09-11
    days on market $79,000 Active 14 DOM
  14. 2026-09-05
    days on market $79,000 Active 8 DOM
  15. 2026-09-04
    days on market $79,000 Active 7 DOM
  16. 2026-09-03
    days on market $79,000 Active 6 DOM
  17. 2026-09-02
    days on market $79,000 Active 5 DOM
  18. 2026-08-30
    days on market $79,000 Active 2 DOM
  19. 2026-08-28
    remarks 567-char remark
  20. 2026-08-28
    days on marketlisting id $79,000 Active 1 DOM
  21. 2026-06-30
    days on market $79,000 Active 170 DOM
  22. 2026-06-29
    days on market $79,000 Active 169 DOM
  23. 2026-06-28
    days on market $79,000 Active 168 DOM
  24. 2026-06-28
    days on market $79,000 Active 167 DOM
  25. 2026-06-27
    days on market $79,000 Active 166 DOM
  26. 2026-06-26
    days on market $79,000 Active 165 DOM
  27. 2026-06-22
    days on market $79,000 Active 162 DOM
  28. 2026-06-21
    days on market $79,000 Active 161 DOM
  29. 2026-06-19
    days on market $79,000 Active 159 DOM
  30. 2026-06-18
    days on market $79,000 Active 158 DOM
  31. 2026-06-17
    days on market $79,000 Active 157 DOM
  32. 2026-06-16
    days on market $79,000 Active 156 DOM
  33. 2026-06-15
    days on market $79,000 Active 155 DOM
  34. 2026-06-14
    days on market $79,000 Active 153 DOM
  35. 2026-06-12
    days on market $79,000 Active 152 DOM
  36. 2026-06-09
    days on market $79,000 Active 149 DOM
  37. 2026-06-08
    days on market $79,000 Active 148 DOM
  38. 2026-06-07
    days on market $79,000 Active 147 DOM
  39. 2026-06-05
    days on market $79,000 Active 144 DOM
  40. 2026-06-03
    days on market $79,000 Active 143 DOM
  41. 2026-06-02
    days on market $79,000 Active 142 DOM
  42. 2026-06-01
    days on market $79,000 Active 141 DOM
  43. 2026-05-31
    days on market $79,000 Active 140 DOM
  44. 2026-05-30
    days on market $79,000 Active 139 DOM
  45. 2026-04-16
    price $83,000 382-char remark
  46. 2026-03-27
    price $86,000 382-char remark
  47. 2026-02-06
    price $89,500 382-char remark
  48. 2026-01-11
    listed $92,500 Active 382-char remark
  49. 2023-08-14
    soldstatus $90,000 Closed 513-char remark
    Show marketing remark (513 chars)

    This is a beautiful and well maintained home with so many updates throughout, new ceiling fans, new dishwasher, gas stove, new vanity and sink in main bathroom, new vertical blinds, large screen porch and a large family room/den added on back of home, large lot, shed. Home is centrally located close to grocery stores, restaurants, Veterans Park across Fry Blvd., close to banks and businesses. This is a must see. Sellers request that buyers use hand sanitizer, wear a mask and booties while visiting the home.

  50. 2023-07-30
    historical Under Contract Accepting Backups 513-char remark
    Show marketing remark (513 chars)

    This is a beautiful and well maintained home with so many updates throughout, new ceiling fans, new dishwasher, gas stove, new vanity and sink in main bathroom, new vertical blinds, large screen porch and a large family room/den added on back of home, large lot, shed. Home is centrally located close to grocery stores, restaurants, Veterans Park across Fry Blvd., close to banks and businesses. This is a must see. Sellers request that buyers use hand sanitizer, wear a mask and booties while visiting the home.

ⓘ 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 4/10 Moderate
  • 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 16 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$14,947
− Mortgage interest
−$4,425
− Property taxes
−$1,185
− Insurance
−$395
− Repairs & maintenance
−$1,196
− Management
−$1,196
− Depreciation
−$2,298
Taxable income
$4,252
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,020
After-tax cash flow
$4,236/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 Est. rehab $39,000–$70,200 screening

This home requires moderate repairs to its exterior and interior, but has potential for significant value increase with updates.

Repairs flagged

  • Major exterior siding — Significant wear and tear
  • Major exterior paint — Visible peeling and fading

Value-add opportunities

  • Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
  • Both Replace carpet with hardwood or tile — Improves durability and adds value ↑
  • Both Replace exterior siding — Significant improvement in curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Village Meadows Elementary School F AZ #415/1,109 Nat'l #20,819/41,679 Middle Joyce Clark Middle School F AZ #70/218 Nat'l #8,188/14,009 High Buena High School F AZ #202/381 Nat'l #13,437/17,239

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
A Composite livability gradescore 80/100

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 · 113,402 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
13% of renters

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
—

Price history

-21.0% since first listed
15 events — show timeline
  • 2026-08-25 Listed $79,000 ARMLS
  • 2026-07-01 Listing Removed — ARMLS
  • 2026-06-11 Relisted — ARMLS
  • 2026-06-10 Listing Removed — ARMLS
  • 2026-05-27 Price Changed $79,000 ARMLS
  • 2026-04-16 Price Changed $83,000 ARMLS
  • 2026-03-27 Price Changed $86,000 ARMLS
  • 2026-02-06 Price Changed $89,500 ARMLS
  • 2026-01-11 Listed $92,500 ARMLS
  • 2023-08-14 Sold (MLS) $90,000 ARMLS
  • 2023-07-30 Contingent — ARMLS
  • 2023-07-23 Relisted — ARMLS
  • 2023-07-22 Contingent — ARMLS
  • 2023-07-17 Price Changed $97,000 ARMLS
  • 2023-04-02 Listed $100,000 ARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…