4911 E Bevers St · Sierra Vista Southeast, AZ 85650

$145,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 87 Days on market

Built 1987 Fair condition 9,541 sqft lot $144/sqft · 24% below area Est $191k · 24% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable house located close to town on 0.219 acres with great mountain views, and on a paved road. This 2-bedroom 1-bath could become your new home. It has electricity and access to city water. It needs some TLC but is full of possibilities.

Key facts

• 9,541 sq ft lot
• Built 1987
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.3% in Sierra Vista Southeast — 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 63/100 on livability (#113 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Huachuca Mountain Elementary School (math 38% / reading 52%, grade D-, #334 of 1,109 statewide, top 30%, 416 students, 34% FRL); Joyce Clark Middle School (math 26% / reading 39%, grade F, #70 of 218 statewide, top 32%, 670 students, 46% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $85k; list at $145k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $191,437
• List price: $145,000
• Delta: -24.26%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4932 E Bevers St	0.11mi	3/2.0 (+1)	1,248 (+24%)	1mo	$157,000	$126	60
5176 E Goldfinch Cir	0.90mi	2/2.0	980 (-3%)	1mo	$28,247	$29	56
4833 E Kevin St	0.12mi	3/2.0 (+1)	1,154 (+14%)	10mo	$175,000	$152	53
4978 E Kensington St	0.12mi	3/2.0 (+1)	1,149 (+14%)	11mo	$198,000	$172	53
4350 Big Bend St	1.42mi	2/2.0	1,097 (+9%)	4mo	$230,000	$210	43
4501 E Anderson St	0.45mi	3/2.0 (+1)	1,154 (+14%)	4mo	$175,000	$152	42
4965 E Ironwood Cir	0.69mi	3/2.0 (+1)	1,121 (+11%)	2mo	$149,000	$133	39
4464 Big Bend St	1.37mi	2/2.0	1,143 (+13%)	7mo	$240,000	$210	33
5508 S San Juan Ave	1.45mi	3/2.0 (+1)	1,122 (+11%)	7mo	$200,000	$178	31
5236 E Finch Cir	1.01mi	3/2.0 (+1)	1,154 (+14%)	4mo	$128,000	$111	29
5430 S San Paulo Ave	1.39mi	3/2.0 (+1)	1,200 (+19%)	4mo	$190,000	$158	28
3665 S Inca Dove Pl	0.95mi	2/2.0	1,250 (+24%)	11mo	$164,000	$131	27

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,792
• Equity at exit: $21,620

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $49,122
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $215,000 ($200/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85650

• Active inventory: 121
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $508

Break-even live

Break-even rent $1,132

Max offer price $145,000

Occupancy floor 66%

Sensitivity live

Price	-10% $590	-5% $549	+0% $508	+5% $467	+10% $425
Rent	-10% $367	-5% $438	+0% $508	+5% $578	+10% $648
Rate	-1.0pp $581	-0.5pp $544	base $508	+0.5pp $470	+1.0pp $432

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 Redwood St Sierra Vista, AZ	3.0	2.0	1358	$1,700	$1.25	93d	1	1.26mi
4488 Resort Dr Sierra Vista, AZ	3.0	2.0	1401	$1,700	$1.21	93d	1	1.30mi

Property features AI

Finance

• Financial info: Annual tax information available
• HOA & community: No association fees

Exterior

• Utilities: 220V in kitchen (electric)Septic (septic in & connected)City water
• Home design: Single family residenceFee simple ownershipProperty condition: fixer
• Construction: Steel and wood frame constructionPainted exteriorReflective coating roofBuilding area source: assessor
• Exterior features: Chain link fencingNatural desert front and backCounty-maintained road accessMountain view

Interior

• Kitchen: RefrigeratorDishwasher220V outlet in kitchen
• Bedrooms: Up to 3 possible bedrooms
• Flooring: TileConcrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative coolingHeating details: see remarks
• Interior features: Eat-in kitchenLaminate counters
• Laundry & utility: Septic connected (sewer)City water

Listing history 50 events

1. 2026-08-08
   days on market $145,000 Active 87 DOM
2. 2026-08-07
   days on market $145,000 Active 86 DOM
3. 2026-08-06
   days on market $145,000 Active 85 DOM
4. 2026-08-05
   days on market $145,000 Active 84 DOM
5. 2026-08-04
   days on market $145,000 Active 83 DOM
6. 2026-08-03
   days on market $145,000 Active 82 DOM
7. 2026-07-31
   days on market $145,000 Active 79 DOM
8. 2026-07-30
   days on market $145,000 Active 78 DOM
9. 2026-07-29
   days on market $145,000 Active 77 DOM
10. 2026-07-27
    days on market $145,000 Active 75 DOM
11. 2026-07-25
    days on market $145,000 Active 73 DOM
12. 2026-07-24
    days on market $145,000 Active 72 DOM
13. 2026-07-23
    days on market $145,000 Active 71 DOM
14. 2026-07-22
    days on market $145,000 Active 70 DOM
15. 2026-07-21
    days on market $145,000 Active 69 DOM
16. 2026-07-18
    days on market $145,000 Active 66 DOM
17. 2026-07-16
    days on market $145,000 Active 64 DOM
18. 2026-07-16
    days on market $145,000 Active 63 DOM
19. 2026-07-14
    days on market $145,000 Active 62 DOM
20. 2026-07-13
    days on market $145,000 Active 61 DOM
21. 2026-07-12
    days on market $145,000 Active 60 DOM
22. 2026-07-11
    days on market $145,000 Active 59 DOM
23. 2026-07-10
    days on market $145,000 Active 58 DOM
24. 2026-07-09
    days on market $145,000 Active 57 DOM
25. 2026-07-08
    days on market $145,000 Active 56 DOM
26. 2026-07-07
    days on market $145,000 Active 55 DOM
27. 2026-07-06
    days on market $145,000 Active 54 DOM
28. 2026-07-05
    days on market $145,000 Active 53 DOM
29. 2026-07-04
    days on market $145,000 Active 52 DOM
30. 2026-07-03
    days on market $145,000 Active 51 DOM
31. 2026-07-02
    days on market $145,000 Active 50 DOM
32. 2026-07-01
    days on market $145,000 Active 49 DOM
33. 2026-06-30
    days on market $145,000 Active 48 DOM
34. 2026-06-30
    price $145,000 Active 47 DOM
35. 2026-06-29
    days on market $150,000 Active 47 DOM
36. 2026-06-28
    days on market $150,000 Active 46 DOM
37. 2026-06-28
    days on market $150,000 Active 45 DOM
38. 2026-06-27
    days on market $150,000 Active 44 DOM
39. 2026-06-26
    days on market $150,000 Active 43 DOM
40. 2026-06-22
    days on market $150,000 Active 40 DOM
41. 2026-06-21
    days on market $150,000 Active 39 DOM
42. 2026-06-19
    days on market $150,000 Active 37 DOM
43. 2026-06-18
    days on market $150,000 Active 36 DOM
44. 2026-06-17
    days on market $150,000 Active 35 DOM
45. 2026-06-16
    days on market $150,000 Active 34 DOM
46. 2026-06-15
    days on market $150,000 Active 33 DOM
47. 2026-06-14
    days on market $150,000 Active 31 DOM
48. 2026-06-12
    days on market $150,000 Active 30 DOM
49. 2026-06-09
    days on market $150,000 Active 27 DOM
50. 2026-06-08
    days on market $150,000 Active 26 DOM

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$80/yr (+$7/mo · 9.1%)

ⓘ 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 5/10 Major 7 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: $21,288
• − Mortgage interest: −$8,122
• − Property taxes: −$877
• − Insurance: −$725
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,218
• Taxable income: $3,940
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $5,145/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $25,200–$45,360 screening

This home requires moderate renovations, focusing on repairs to the roof and exterior paint, to significantly improve its resale and rental value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible, but given the age of the house and lack of visible maintenance, it's likely in need of replacement.

Repairs flagged

• Major paint — extensive peeling
• Moderate roof shingles — visible wear

Value-add opportunities

• Both paint job — enhances curb appeal and interior ↑
• Both roof replacement — improves structural integrity and appearance ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Huachuca Mountain Elementary School D- AZ #334/1,109 Nat'l #15,897/41,679 Middle Joyce Clark Middle School F AZ #70/218 Nat'l #8,188/14,009 High Buena High School F AZ #202/381 Nat'l #13,437/17,239

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

C Composite livability gradescore 63/100

Livability — Sierra Vista Southeast

• Score: 63/100
• State rank: #113
• US rank: #15230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra Vista Southeast, AZ
• County: Cochise County · 113,402 people
• City population: 14,154
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 14,876
• Household income: $91,654
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 19% Black 2% Asian 2% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Korean 1%

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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: ▼ -101.13%
• Current HPI: 137.3428
• Rent YoY: —
• Metro: Sierra Vista-Douglas, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

Property features AI

Finance

• Financial info: Annual tax information available
• HOA & community: No association fees

Exterior

• Utilities: 220V in kitchen (electric)Septic (septic in & connected)City water
• Home design: Single family residenceFee simple ownershipProperty condition: fixer
• Construction: Steel and wood frame constructionPainted exteriorReflective coating roofBuilding area source: assessor
• Exterior features: Chain link fencingNatural desert front and backCounty-maintained road accessMountain view

Interior

• Kitchen: RefrigeratorDishwasher220V outlet in kitchen
• Bedrooms: Up to 3 possible bedrooms
• Flooring: TileConcrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative coolingHeating details: see remarks
• Interior features: Eat-in kitchenLaminate counters
• Laundry & utility: Septic connected (sewer)City water

Price history

+12.7% since first listed

11 events — show timeline

• 2026-05-13 Listed $150,000 ARMLS
• 2026-02-02 Listing Removed — ARMLS
• 2026-01-04 Price Changed $150,000 ARMLS
• 2025-10-11 Price Changed $155,000 ARMLS
• 2025-08-12 Listed $159,000 ARMLS
• 2022-06-20 Sold (MLS) $85,000 ARMLS
• 2022-06-17 Sold (Public Records) $85,000 Public Records
• 2022-06-08 Pending — ARMLS
• 2022-05-04 Listed $89,000 ARMLS
• 2021-03-05 Sold (Public Records) $67,900 Public Records
• 2018-07-20 Sold (Public Records) $133,100 Public Records

Property tax history

+2.0%/yr

Latest (2025): $877 · +1.4% YoY. Source: county tax records.