4911 E Bevers St · Sierra Vista Southeast, AZ 85650

$150,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 40 Days on market

Built 1987 9,541 sqft lot $149/sqft · 13% below area Est $174k · 14% 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 +28.3/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 39 days

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 residence; Fee simple ownership; Property condition: fixer
• Construction: Steel and wood frame construction; Painted exterior; Reflective coating roof; Building area source: assessor
• Exterior features: Chain link fencing; Natural desert front and back; County-maintained road access; Mountain view

Interior

• Kitchen: Refrigerator; Dishwasher; 220V outlet in kitchen
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Tile; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative cooling; Heating details: see remarks
• Interior features: Eat-in kitchen; Laminate counters
• Laundry & utility: Septic connected (sewer); City water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

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 $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.5% 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: 103 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($146k) 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 $150k implies a 76% 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $173,548
• List price: $150,000
• Delta: -13.57%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $6,175
• Equity at exit: $22,365

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $44,507
• 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 85650

• Active inventory: 103
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $479

Break-even live

Break-even rent $1,167

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $564	-5% $522	+0% $479	+5% $437	+10% $394
Rent	-10% $339	-5% $409	+0% $479	+5% $549	+10% $619
Rate	-1.0pp $555	-0.5pp $517	base $479	+0.5pp $440	+1.0pp $401

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: —

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	45d	1	1.26mi
4488 Resort Dr Sierra Vista, AZ	3.0	2.0	1401	$1,700	$1.21	45d	1	1.30mi

Listing history 29 events

1. 2026-06-22
   days on market $150,000 Active 40 DOM
2. 2026-06-21
   days on market $150,000 Active 39 DOM
3. 2026-06-19
   days on market $150,000 Active 37 DOM
4. 2026-06-18
   days on market $150,000 Active 36 DOM
5. 2026-06-17
   days on market $150,000 Active 35 DOM
6. 2026-06-16
   days on market $150,000 Active 34 DOM
7. 2026-06-15
   days on market $150,000 Active 33 DOM
8. 2026-06-14
   days on market $150,000 Active 31 DOM
9. 2026-06-12
   days on market $150,000 Active 30 DOM
10. 2026-06-09
    days on market $150,000 Active 27 DOM
11. 2026-06-08
    days on market $150,000 Active 26 DOM
12. 2026-06-07
    days on market $150,000 Active 25 DOM
13. 2026-06-05
    days on market $150,000 Active 22 DOM
14. 2026-06-03
    days on market $150,000 Active 21 DOM
15. 2026-06-02
    days on market $150,000 Active 20 DOM
16. 2026-06-01
    days on market $150,000 Active 19 DOM
17. 2026-05-31
    days on market $150,000 Active 18 DOM
18. 2026-05-30
    days on market $150,000 Active 17 DOM
19. 2026-05-13
    listed $150,000 Active
20. 2026-02-02
    historical
21. 2026-01-04
    price $150,000
22. 2025-10-11
    price $155,000
23. 2025-08-12
    listed $159,000 Active
24. 2022-06-20
    soldstatus $85,000 Closed

    Show marketing remark (242 chars)

    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.

25. 2022-06-17
    soldstatus $85,000
26. 2022-06-08
    status Pending

    Show marketing remark (242 chars)

    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.

27. 2022-05-04
    listed $89,000 Active

    Show marketing remark (242 chars)

    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.

28. 2021-03-05
    soldstatus $67,900
29. 2018-07-20
    soldstatus $133,100

ⓘ 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: $990 · $82/mo
• Expected delta: +$113/yr (+$9/mo · 12.9%)

ⓘ 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: −$8,402
• − Property taxes: −$877
• − Insurance: −$750
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,364
• Taxable income: $3,489
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $4,914/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: 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

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 · 49,069 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: 180.0

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 0.56)
• 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%

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

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

+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.