442 E Silverwood Ln · Benson, AZ 85602

$212,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 102 Days on market

Built 1981 $139/sqft · 14% below area Est $247k · 14% under

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Why this score? — see what drove the D 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).

• ARV discount +13.9/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity in the Benson Heights! This 3bed, 2bath home offering 1526sqft and a bonus room is full of potential. Formerly used as a rental, this property is ready for its next owner to bring a little TLC and make it shine again. The functional layout provides comfortable living space, while the backyard includes a storage shed for added convenience. Located in the Benson Heights area, this home offers easy access to town amenities while maintaining a quiet neighborhood feel. Whether you're looking to expand your rental portfolio, flip or create a personal residence, this property presents a fantastic opportunity with plenty of upside. No need to wait! Call TODAY to schedule a tour!

Key facts

• Bonus room
• Storage shed
• Quiet neighborhood

Tags

• BONUS ROOM
• STORAGE SHED
• QUIET NEIGHBORHOOD
• EASY ACCESS TO TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-48 ($-570/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (24.6% below list).
• Recommended offer: $160k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.5% in Benson — 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 71/100 on livability (#34 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: commute D, employment D, amenities F.
• Benson Unified School District (79226) (town): math 28% / reading 39% proficiency, ranked #98 of 249 in AZ (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benson Primary School (math 28% / reading 42%, grade F, #466 of 1,109 statewide, top 42%, 560 students, 54% FRL); Benson Middle School (math 29% / reading 39%, grade F, #67 of 218 statewide, top 31%, 295 students, 52% FRL); Benson High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 443 students, 38% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 263 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k 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 102 days — a 9% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $76k; list at $212k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,812 (24.6% 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 102 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $246,910
• List price: $212,000
• Delta: -14.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 S El Sol Cir	0.08mi	3/2.0	1,680 (+10%)	8mo	$289,900	$173	73
617 E Post Rd	0.44mi	3/2.0	1,452 (-5%)	10mo	$195,000	$134	63
286 W Cactus St	0.50mi	3/2.0	1,560 (+2%)	14mo	$220,000	$141	62
346 Gila St	0.33mi	2/2.0 (-1)	1,429 (-6%)	13mo	$237,000	$166	58
877 S Ridge Dr	0.63mi	3/2.0	1,632 (+7%)	3mo	$302,000	$185	57
553 E 6th St	0.36mi	3/2.0	1,380 (-10%)	13mo	$235,000	$170	57
423 S Juniper St	0.68mi	3/2.0	1,577 (+3%)	10mo	$272,500	$173	54
304 E 7th St	0.30mi	3/2.0	1,326 (-13%)	15mo	$174,000	$131	51
254 W La Cuesta Dr	0.61mi	3/2.0	1,380 (-10%)	5mo	$269,000	$195	51
850 S Ridge Dr	0.62mi	3/2.0	1,438 (-6%)	13mo	$203,000	$141	50
467 W Duane St	0.69mi	3/1.0	1,421 (-7%)	7mo	$208,000	$146	46
234 N Shupe Dr	0.70mi	3/2.0	1,450 (-5%)	16mo	$280,000	$193	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-37,451
• Equity at exit: $31,610

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-36,798
• Equity at exit: $18,330

Cash invested: $59,360 (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 85602

• Home prices YoY: -23.4%
• Active inventory: 263
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-48

Break-even live

Break-even rent $1,658

Max offer price $203,605

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $12	+0% $-48	+5% $-108	+10% $-168
Rent	-10% $-174	-5% $-111	+0% $-48	+5% $16	+10% $79
Rate	-1.0pp $59	-0.5pp $6	base $-48	+0.5pp $-102	+1.0pp $-158

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 W 6th St Unit "C" Benson, AZ	3.0	2.0	1120	$1,350	$1.21	45d	1	0.67mi
595 N San Pedro St Benson, AZ	4.0	2.0	1800	$1,900	$1.06	25d	1	0.94mi

Listing history 25 events

1. 2026-06-21
   days on market $212,000 Active 102 DOM
2. 2026-06-18
   days on market $212,000 Active 99 DOM
3. 2026-06-17
   days on market $212,000 Active 98 DOM
4. 2026-06-16
   days on market $212,000 Active 97 DOM
5. 2026-06-15
   days on market $212,000 Active 96 DOM
6. 2026-06-13
   days on market $212,000 Active 94 DOM
7. 2026-06-13
   days on market $212,000 Active 93 DOM
8. 2026-06-10
   days on market $212,000 Active 91 DOM
9. 2026-06-09
   days on market $212,000 Active 90 DOM
10. 2026-06-08
    days on market $212,000 Active 89 DOM
11. 2026-06-07
    days on market $212,000 Active 88 DOM
12. 2026-06-05
    days on market $212,000 Active 85 DOM
13. 2026-06-03
    days on market $212,000 Active 84 DOM
14. 2026-06-02
    days on market $212,000 Active 83 DOM
15. 2026-06-01
    days on market $212,000 Active 82 DOM
16. 2026-05-31
    days on market $212,000 Active 81 DOM
17. 2026-05-05
    status Active 715-char remark

    Show marketing remark (715 chars)

    Great Investment Opportunity in the Benson Heights! This 3bed, 2bath home offering 1526sqft and a bonus room is full of potential. Formerly used as a rental, this property is ready for its next owner to bring a little TLC and make it shine again. The functional layout provides comfortable living space, while the backyard includes a storage shed for added convenience. Located in the Benson Heights area, this home offers easy access to town amenities while maintaining a quiet neighborhood feel. Whether you're looking to expand your rental portfolio, flip or create a personal residence, this property presents a fantastic opportunity with plenty of upside. No need to wait! Call TODAY to schedule a tour!

18. 2026-04-06
    historical Active Contingent 715-char remark

    Show marketing remark (715 chars)

    Great Investment Opportunity in the Benson Heights! This 3bed, 2bath home offering 1526sqft and a bonus room is full of potential. Formerly used as a rental, this property is ready for its next owner to bring a little TLC and make it shine again. The functional layout provides comfortable living space, while the backyard includes a storage shed for added convenience. Located in the Benson Heights area, this home offers easy access to town amenities while maintaining a quiet neighborhood feel. Whether you're looking to expand your rental portfolio, flip or create a personal residence, this property presents a fantastic opportunity with plenty of upside. No need to wait! Call TODAY to schedule a tour!

19. 2026-03-11
    listed $212,000 Active 715-char remark

    Show marketing remark (715 chars)

    Great Investment Opportunity in the Benson Heights! This 3bed, 2bath home offering 1526sqft and a bonus room is full of potential. Formerly used as a rental, this property is ready for its next owner to bring a little TLC and make it shine again. The functional layout provides comfortable living space, while the backyard includes a storage shed for added convenience. Located in the Benson Heights area, this home offers easy access to town amenities while maintaining a quiet neighborhood feel. Whether you're looking to expand your rental portfolio, flip or create a personal residence, this property presents a fantastic opportunity with plenty of upside. No need to wait! Call TODAY to schedule a tour!

20. 2010-04-19
    soldstatus $75,500 256-char remark

    Show marketing remark (256 chars)

    Great, affordable home! Just needs a little TLC. Large living room, dining room and kitchen combo. 3 bedroom 2 bath plus enclosed carport provides an extra room you can use for a bedroom or den. Chain link fenced backyard. Close to all town amenities, too!

21. 2010-03-24
    listed $71,050 256-char remark

    Show marketing remark (256 chars)

    Great, affordable home! Just needs a little TLC. Large living room, dining room and kitchen combo. 3 bedroom 2 bath plus enclosed carport provides an extra room you can use for a bedroom or den. Chain link fenced backyard. Close to all town amenities, too!

22. 2009-06-17
    historical
23. 2008-10-17
    soldstatus $83,339
24. 2008-07-28
    listed $105,000
25. 1996-11-13
    soldstatus $68,500

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$80/yr (+$7/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 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: $19,177
• − Mortgage interest: −$11,875
• − Property taxes: −$1,319
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$6,167
• Taxable loss: −$4,313
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $465/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: Benson Unified School District (79226)
• NCES district ID: 0400212
• Math proficiency: 28% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $40,662
• Composite: 28.17/100
• National rank: #6811
• State rank: #98 of 249 in AZ

Livability — Benson

• Score: 71/100
• State rank: #34
• US rank: #6661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benson, AZ
• Population (ZIP): 9,860

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 13%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -55.74%
• Current HPI: 182.9079
• 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

+209.5% since first listed

9 events — show timeline

• 2026-05-05 Relisted — MLSSAZ
• 2026-04-06 Contingent — MLSSAZ
• 2026-03-11 Listed $212,000 MLSSAZ
• 2010-04-19 Sold (MLS) $75,500 MLSSAZ
• 2010-03-24 Listed $71,050 MLSSAZ
• 2009-06-17 Listing Removed — MLSSAZ
• 2008-10-17 Sold (Public Records) $83,339 Public Records
• 2008-07-28 Listed $105,000 MLSSAZ
• 1996-11-13 Sold (Public Records) $68,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,319 · +3.2% YoY. Source: county tax records.