3644 W Vista Del Viejo -- · Bisbee, AZ 85603

$150,000

1 bd · 1.0 ba · 780 sqft · Manufactured public records · 150 Days on market

Built 1972 9.48 ac lot

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.2/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your own western paradise of nearly 10 acres with sweeping views in all directions. Utilities already installed (water for $300/year via well share, APS power, propane, septic, high speed internet) along with an affixed mobile home (newer roof and water heater) and outbuildings,currently a Yurt and platform for a second Yurt, you have the basis for a magical desert escape or base camp. Fenced property with additional yard fencing, plus a dog run or chicken coop, rock garage or walled vegetable garden, frame with partial green house windows, hitching post, private outdoor seating areas, walking paths with views and benches, and natural fencing on multiple sides. This property allows you opportunity to enjoy the clear evening skies and magic of the southwest. Rosemary, Pomegranate, and Prickly Pear grow, with walking paths lined with geodes, meteorites, copper, turquoise, desert rose stone, and antique items to create vignettes. Just minutes to Douglas or Sierra Vista for full-time residence, or use it as a weekend retreat getaway. Once you walk the paths and see the views you'll understand why you want to make this home, with artists, geologists, persons seeking peace will love this property.

Key facts

• Newer roof
• Sweeping views
• Water heater

Tags

• NEARLY 10 ACRES
• SWEEPING VIEWS
• AFFIXED MOBILE HOME
• NEWER ROOF
• WATER HEATER
• OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (40.3% below list).
• Recommended offer: $90k (40.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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, amenities F, commute F.
• Bisbee Unified District (4169) (town): math 10% / reading 19% proficiency, ranked #218 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenway Primary School (math 17% / reading 27%, grade F, #687 of 1,109 statewide, top 65%, 212 students, 76% FRL); Lowell School (math 8% / reading 17%, grade F, #174 of 218 statewide, top 81%, 116 students, 66% FRL); Bisbee High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 352 students, 53% FRL).
• Market conditions: 137 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 $1k of loan paydown is wiped out by about $4k 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 150 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $82k; list at $150k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,536 (40.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 14.0

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-35,483
• Equity at exit: $22,365

10-year hold

• IRR: -20.9%
• Equity multiple: -0.08×
• Total profit: $-45,517
• Equity at exit: $12,969

Cash invested: $42,000 (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: 137
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-174

Break-even live

Break-even rent $1,116

Max offer price $119,227

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-132	+0% $-174	+5% $-217	+10% $-259
Rent	-10% $-245	-5% $-210	+0% $-174	+5% $-139	+10% $-103
Rate	-1.0pp $-99	-0.5pp $-136	base $-174	+0.5pp $-213	+1.0pp $-253

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $150,000 Active 150 DOM
2. 2026-06-21
   days on market $150,000 Active 149 DOM
3. 2026-06-19
   days on market $150,000 Active 147 DOM
4. 2026-06-18
   days on market $150,000 Active 146 DOM
5. 2026-06-17
   days on market $150,000 Active 145 DOM
6. 2026-06-16
   days on market $150,000 Active 144 DOM
7. 2026-06-15
   days on market $150,000 Active 143 DOM
8. 2026-06-14
   days on market $150,000 Active 141 DOM
9. 2026-06-12
   days on market $150,000 Active 140 DOM
10. 2026-06-09
    days on market $150,000 Active 137 DOM
11. 2026-06-08
    days on market $150,000 Active 136 DOM
12. 2026-06-07
    days on market $150,000 Active 135 DOM
13. 2026-06-05
    days on market $150,000 Active 132 DOM
14. 2026-06-03
    days on market $150,000 Active 131 DOM
15. 2026-06-02
    days on market $150,000 Active 130 DOM
16. 2026-06-01
    days on market $150,000 Active 129 DOM
17. 2026-05-31
    days on market $150,000 Active 128 DOM
18. 2026-05-30
    days on market $150,000 Active 127 DOM
19. 2026-01-23
    listed $150,000 Active 1227-char remark

    Show marketing remark (1227 chars)

    Welcome home to your own western paradise of nearly 10 acres with sweeping views in all directions. Utilities already installed (water for $300/year via well share, APS power, propane, septic, high speed internet) along with an affixed mobile home (newer roof and water heater) and outbuildings,currently a Yurt and platform for a second Yurt, you have the basis for a magical desert escape or base camp. Fenced property with additional yard fencing, plus a dog run or chicken coop, rock garage or walled vegetable garden, frame with partial green house windows, hitching post, private outdoor seating areas, walking paths with views and benches, and natural fencing on multiple sides. This property allows you opportunity to enjoy the clear evening skies and magic of the southwest. Rosemary, Pomegranate, and Prickly Pear grow, with walking paths lined with geodes, meteorites, copper, turquoise, desert rose stone, and antique items to create vignettes. Just minutes to Douglas or Sierra Vista for full-time residence, or use it as a weekend retreat getaway. Once you walk the paths and see the views you'll understand why you want to make this home, with artists, geologists, persons seeking peace will love this property.

20. 2026-01-21
    listed $150,000 Active 1229-char remark

    Show marketing remark (1229 chars)

    Welcome home to your own western paradise of nearly 10 acres with sweeping views in all directions. Utilities already installed (water for $380/year via well share, APS power, propane, septic, high speed internet) along with an affixed mobile home (newer roof and water heater) and outbuildings, currently a Yurt and platform for a second Yurt, you have the basis for a magical desert escape or base camp. Fenced property with additional yard fencing, plus a dog run or chicken coop, rock garage or walled vegetable garden, frame with partial green house windows, hitching post, private outdoor seating areas, walking paths with views and benches, and natural fencing on multiple sides. This property allows you opportunity to enjoy the clear evening skies and magic of the southwest. Rosemary, Pomegranate, and Prickly Pear grow, with walking paths lined with geodes, meteorites, copper, turquoise, desert rose stone, and antique items to create vignettes. Just minutes to Douglas or Sierra Vista for full-time residence, or use it as a weekend retreat getaway. Once you walk the paths and see the views you'll understand why you want to call this home, with artists, geologists, persons seeking peace will love this property.

21. 2014-10-07
    soldstatus $82,500
22. 2014-10-07
    soldstatus $82,500
23. 2014-05-21
    listed $89,900
24. 2004-03-04
    soldstatus $79,000
25. 1997-04-18
    soldstatus $38,000
26. 1996-03-11
    soldstatus $38,000

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$601/yr (+$50/mo · 154.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 20 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: $10,744
• − Mortgage interest: −$8,402
• − Property taxes: −$389
• − Insurance: −$750
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$4,364
• Taxable loss: −$4,880
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $-919/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: Bisbee Unified District (4169)
• NCES district ID: 0401180
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $33,316
• Composite: 11.73/100
• National rank: #9688
• State rank: #218 of 249 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

+294.7% since first listed

8 events — show timeline

• 2026-01-23 Listed $150,000 ARMLS
• 2026-01-21 Listed $150,000 MLSSAZ
• 2014-10-07 Sold (Public Records) $82,500 Public Records
• 2014-10-07 Sold (MLS) $82,500 MLSSAZ
• 2014-05-21 Listed $89,900 MLSSAZ
• 2004-03-04 Sold (Public Records) $79,000 Public Records
• 1997-04-18 Sold (Public Records) $38,000 Public Records
• 1996-03-11 Sold (Public Records) $38,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $389 · +4.9% YoY. Source: county tax records.