3300 E Fry Blvd #37 · Sierra Vista, AZ 85635

$79,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 159 Days on market

Built 1973 Fair condition $51/sqft · 43% below area Est $138k · 43% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 large home with new carpet throughout, ceiling fans, dishwasher, gas stove, updated vanity and sink in main bathroom, 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. Waiting for new owners.

Key facts

• Large family room
• Large screen porch
• New carpet

Tags

• NEW CARPET
• CEILING FANS
• GAS STOVE
• UPDATED VANITY
• LARGE SCREEN PORCH
• LARGE FAMILY ROOM

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 $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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.
• Market conditions: Rents flat; 176 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (15%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.96%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $137,500
• List price: $79,000
• Delta: -42.55%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.23×
• Total profit: $27,171
• Equity at exit: $11,779

10-year hold

• IRR: 36.1%
• Equity multiple: 3.86×
• Total profit: $63,288
• 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 →

ZIP-level market 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $700

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 51%

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: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3733 Sparrow Dr Sierra Vista, AZ	3.0	2.0	1866	$1,550	$0.83	44d	1	0.23mi
3865 Redwing Pl Sierra Vista, AZ	3.0	2.0	1775	$1,550	$0.87	43d	1	0.35mi
165 Park Pl Sierra Vista, AZ	2.0	1.5	1200	$1,350	$1.12	43d	1	0.35mi
3547 Briarwood Dr Sierra Vista, AZ	3.0	2.0	1686	$2,100	$1.25	43d	1	0.39mi
4196 Calle Ladero Sierra Vista, AZ	3.0	2.0	1300	$1,500	$1.15	43d	1	0.93mi
1475 Via Viento Sierra Vista, AZ	4.0	2.0	2001	$1,800	$0.90	43d	1	1.05mi
4420 Buena Loma Way Apt D Sierra Vista, AZ	3.0	2.0	1165	$1,100	$0.94	43d	1	1.18mi
4410 Buena Loma Way Unit D Sierra Vista, AZ	2.0	2.0	1070	$1,025	$0.96	43d	1	1.19mi
4933 Marconi Dr Sierra Vista, AZ	3.0	2.0	1250	$1,325	$1.06	43d	1	1.24mi
800 N Lenzner Ave Sierra Vista, AZ	3.0	2.0	1050	$1,070	$1.02	43d	1	1.38mi
1415 Plaza Seca Sierra Vista, AZ	3.0	2.0	1656	$1,700	$1.03	43d	1	1.46mi
1205 Cottonwood Dr Sierra Vista, AZ	3.0	2.0	1051	$1,400	$1.33	44d	1	1.46mi
1201 Colombo Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	893	$2,060	$2.31	43d	15	1.49mi

Listing history 26 events

1. 2026-06-19
   days on market $79,000 Active 159 DOM
2. 2026-06-18
   days on market $79,000 Active 158 DOM
3. 2026-06-17
   days on market $79,000 Active 157 DOM
4. 2026-06-16
   days on market $79,000 Active 156 DOM
5. 2026-06-15
   days on market $79,000 Active 155 DOM
6. 2026-06-14
   days on market $79,000 Active 153 DOM
7. 2026-06-12
   days on market $79,000 Active 152 DOM
8. 2026-06-09
   days on market $79,000 Active 149 DOM
9. 2026-06-08
   days on market $79,000 Active 148 DOM
10. 2026-06-07
    days on market $79,000 Active 147 DOM
11. 2026-06-05
    days on market $79,000 Active 144 DOM
12. 2026-06-03
    days on market $79,000 Active 143 DOM
13. 2026-06-02
    days on market $79,000 Active 142 DOM
14. 2026-06-01
    days on market $79,000 Active 141 DOM
15. 2026-05-31
    days on market $79,000 Active 140 DOM
16. 2026-05-30
    days on market $79,000 Active 139 DOM
17. 2026-04-16
    price $83,000 382-char remark

    Show marketing remark (382 chars)

    This is a large home with new carpet throughout, ceiling fans, dishwasher, gas stove, updated vanity and sink in main bathroom, 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. Waiting for new owners.

18. 2026-03-27
    price $86,000 382-char remark

    Show marketing remark (382 chars)

    This is a large home with new carpet throughout, ceiling fans, dishwasher, gas stove, updated vanity and sink in main bathroom, 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. Waiting for new owners.

19. 2026-02-06
    price $89,500 382-char remark

    Show marketing remark (382 chars)

    This is a large home with new carpet throughout, ceiling fans, dishwasher, gas stove, updated vanity and sink in main bathroom, 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. Waiting for new owners.

20. 2026-01-11
    listed $92,500 Active 382-char remark

    Show marketing remark (382 chars)

    This is a large home with new carpet throughout, ceiling fans, dishwasher, gas stove, updated vanity and sink in main bathroom, 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. Waiting for new owners.

21. 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.

22. 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.

23. 2023-07-23
    status Active 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.

24. 2023-07-22
    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.

25. 2023-07-17
    price $97,000 513-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.

26. 2023-04-02
    listed $100,000 Active 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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

Taxation est. · year 1

• Rental income: $18,923
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$2,298
• Taxable income: $7,592
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $6,575/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 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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Visible peeling and fading	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• 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 ↑

ⓘ 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

-17.0% since first listed

10 events — show timeline

• 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