343 S Bowie Ave · Willcox, AZ 85643

$89,000

6 bd · 4.0 ba · 1,248 sqft · MultiFamily public records · 225 Days on market

Built 1962 5,663 sqft lot $71/sqft · 36% below area Est $140k · 36% under

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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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex partially finished and in need of repairs. Currently vacant. Close to schools and shopping. Potential for extra income.

Key facts

• Close to schools
• Close to shopping
• 5,663 sq ft lot

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• POTENTIAL FOR EXTRA INCOME

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $686/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 4.2% in Willcox — 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 59/100 on livability (#193 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools C-, crime D+, amenities F.
• Willcox Unified District (4170) (town): math 25% / reading 28% proficiency, ranked #133 of 249 in AZ (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $45k; list at $89k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.91% ✓
• Cap rate: 26.44%
• Cash-on-cash: 71.96%
• DSCR: 4.20
• GRM: 2.9

CMA / ARV

• ARV (median comp): $139,865
• List price: $89,000
• Delta: -36.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.3%
• Equity multiple: 3.93×
• Total profit: $73,049
• Equity at exit: $13,270

10-year hold

• IRR: 69.7%
• Equity multiple: 8.08×
• Total profit: $176,455
• Equity at exit: $7,695

Cash invested: $24,920 (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 85643

• Home prices YoY: -32.5%
• Active inventory: 123
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$37
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $1,372

Break-even live

Break-even rent $856

Max offer price $89,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,423	-5% $1,397	+0% $1,372	+5% $1,347	+10% $1,322
Rent	-10% $1,167	-5% $1,270	+0% $1,372	+5% $1,475	+10% $1,577
Rate	-1.0pp $1,417	-0.5pp $1,395	base $1,372	+0.5pp $1,349	+1.0pp $1,326

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,592
Total (2 units)			$2,593

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $89,000 Active 225 DOM
2. 2026-06-18
   days on market $89,000 Active 224 DOM
3. 2026-06-17
   days on market $89,000 Active 223 DOM
4. 2026-06-16
   days on market $89,000 Active 222 DOM
5. 2026-06-15
   days on market $89,000 Active 221 DOM
6. 2026-06-14
   days on market $89,000 Active 219 DOM
7. 2026-06-12
   days on market $89,000 Active 218 DOM
8. 2026-06-09
   days on market $89,000 Active 215 DOM
9. 2026-06-08
   days on market $89,000 Active 214 DOM
10. 2026-06-07
    days on market $89,000 Active 213 DOM
11. 2026-06-07
    days on market $89,000 Active 212 DOM
12. 2026-06-04
    days on market $89,000 Active 209 DOM
13. 2026-06-02
    days on market $89,000 Active 208 DOM
14. 2026-06-01
    days on market $89,000 Active 207 DOM
15. 2026-05-31
    days on market $89,000 Active 206 DOM
16. 2026-05-31
    days on market $89,000 Active 205 DOM
17. 2025-11-06
    historical

    Show marketing remark (126 chars)

    Duplex partially finished and in need of repairs. Currently vacant. Close to schools and shopping. Potential for extra income.

18. 2025-11-06
    listed $89,000 Active 126-char remark

    Show marketing remark (126 chars)

    Duplex partially finished and in need of repairs. Currently vacant. Close to schools and shopping. Potential for extra income.

19. 2025-08-22
    listed $89,000 Active
20. 2021-11-15
    soldstatus $45,000 Closed
21. 2021-11-12
    soldstatus $45,000
22. 2021-10-16
    historical Active Contingent
23. 2021-10-15
    listed $45,000 Active
24. 1994-04-29
    soldstatus $31,000
25. 1989-04-20
    soldstatus $27,500

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 17 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: $31,116
• − Mortgage interest: −$4,985
• − Property taxes: −$602
• − Insurance: −$1,912
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − Depreciation: −$2,589
• Taxable income: $16,048
• Est. tax owed @ 24.0%: −$3,852
• After-tax cash flow: $12,614/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: Willcox Unified District (4170)
• NCES district ID: 0409250
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $42,077
• Composite: 22.54/100
• National rank: #8085
• State rank: #133 of 249 in AZ

Livability — Willcox

• Score: 59/100
• State rank: #193
• US rank: #19794

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing C Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willcox, AZ
• Population (ZIP): 8,524

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 0.55)
• Race & ethnicity: White 49% Hispanic / Latino 45% Two or more races 24% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 2%
• Foreign-born: 11% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -68.30%
• Current HPI: 141.9693
• 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

+223.6% since first listed

9 events — show timeline

• 2025-11-06 Listed $89,000 MLSSAZ
• 2025-11-06 Listing Removed — MLSSAZ
• 2025-08-22 Listed $89,000 MLSSAZ
• 2021-11-15 Sold (MLS) $45,000 MLSSAZ
• 2021-11-12 Sold (Public Records) $45,000 Public Records
• 2021-10-16 Contingent — MLSSAZ
• 2021-10-15 Listed $45,000 MLSSAZ
• 1994-04-29 Sold (Public Records) $31,000 Public Records
• 1989-04-20 Sold (Public Records) $27,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $602 · +1.7% YoY. Source: county tax records.