590 N San Pedro St E · Benson, AZ 85602

$160,000

3 bd · 2.0 ba · 1,961 sqft · SingleFamily public records · 120 Days on market

Built 1982 1.00 ac lot $82/sqft · 13% below area Est $183k · 13% 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 +27.6/30.0
• ARV discount +13.2/15.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There have been three generations of family in this home and it could be restored so nicely to its former glory. House sits on an acre on a corner lot. Considered to be a fixer upper with a nice floor plan and decent bones. Bedrooms are large, nice Arizona room with good sized storage room attached. This is an estate sale, please allow for a little extra response time. Seller is unable to do any repairs.

Key facts

• Estate sale
• Fixer upper
• Corner lot

Tags

• CORNER LOT
• FIXER UPPER
• ESTATE SALE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Market conditions: 263 active listings in the ZIP; 1 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 $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $160k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $183,093
• List price: $160,000
• Delta: -12.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 N Scott Ave	0.57mi	4/2.0 (+1)	1,876 (-4%)	9mo	$121,000	$64	54
475 S Huachuca St #1	0.70mi	4/2.0 (+1)	2,205 (+12%)	9mo	$105,000	$48	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,575
• Equity at exit: $23,857

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $43,196
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $479

Break-even live

Break-even rent $1,293

Max offer price $160,000

Occupancy floor 70%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 N San Pedro St Benson, AZ	4.0	2.0	1800	$1,900	$1.06	23d	1	0.05mi

Listing history 18 events

1. 2026-06-18
   days on market $160,000 Active 120 DOM
2. 2026-06-17
   days on market $160,000 Active 119 DOM
3. 2026-06-16
   days on market $160,000 Active 118 DOM
4. 2026-06-15
   days on market $160,000 Active 117 DOM
5. 2026-06-13
   days on market $160,000 Active 115 DOM
6. 2026-06-13
   days on market $160,000 Active 114 DOM
7. 2026-06-10
   days on market $160,000 Active 112 DOM
8. 2026-06-09
   days on market $160,000 Active 111 DOM
9. 2026-06-08
   days on market $160,000 Active 110 DOM
10. 2026-06-07
    days on market $160,000 Active 109 DOM
11. 2026-06-05
    days on market $160,000 Active 106 DOM
12. 2026-06-03
    days on market $160,000 Active 105 DOM
13. 2026-06-02
    days on market $160,000 Active 104 DOM
14. 2026-06-01
    days on market $160,000 Active 103 DOM
15. 2026-05-31
    days on market $160,000 Active 102 DOM
16. 2026-03-24
    price $160,000 408-char remark

    Show marketing remark (408 chars)

    There have been three generations of family in this home and it could be restored so nicely to its former glory. House sits on an acre on a corner lot. Considered to be a fixer upper with a nice floor plan and decent bones. Bedrooms are large, nice Arizona room with good sized storage room attached. This is an estate sale, please allow for a little extra response time. Seller is unable to do any repairs.

17. 2026-02-16
    listed $175,000 Active 408-char remark

    Show marketing remark (408 chars)

    There have been three generations of family in this home and it could be restored so nicely to its former glory. House sits on an acre on a corner lot. Considered to be a fixer upper with a nice floor plan and decent bones. Bedrooms are large, nice Arizona room with good sized storage room attached. This is an estate sale, please allow for a little extra response time. Seller is unable to do any repairs.

18. 1993-02-16
    soldstatus $56,000

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 8 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: $22,800
• − Mortgage interest: −$8,962
• − Property taxes: −$1,392
• − Insurance: −$800
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,655
• Taxable income: $3,343
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $4,949/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

+185.7% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $160,000 MLSSAZ
• 2026-02-16 Listed $175,000 MLSSAZ
• 1993-02-16 Sold (Public Records) $56,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,392 · +3.2% YoY. Source: county tax records.