293 S Meadowood Ln · Sierra Vista, AZ 85635

$235,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 3 Days on market

Built 2024 Good condition 10 ac lot $148/sqft · at area comps Est $231k · at est. ↓ 6% since listing

---

Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +6.7/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Home in 55+ Resort Community! Live the good life in this upgraded, nearly-new home featuring granite countertops, stainless steel appliances, executive height vanities, 2 car garage and water softener. Built for comfort and efficiency with 2x6 construction, upgraded vinyl windows, window coverings, and all appliances included! Enjoy resort-style amenities: ✔ Heated pool & spa ✔ Active clubhouse with classes & events ✔ Pickleball, billiards, and recreation rooms ✔ Bingo nights, potluck dinners, and movie screenings ✔ Full exercise facility and on-site staff (Mon-Fri) Love where you live — in a vibrant, welcoming 55+ community!

Key facts

• Active clubhouse
• Water softener
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• EXECUTIVE HEIGHT VANITIES
• WATER SOFTENER
• HEATED POOL
• ACTIVE CLUBHOUSE

Property features AI

Finance

• HOA & community: Land lease of $408.65 monthly; No association fees included; Community pool; Community media room; Biking/walking paths; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; Direct access; 2-car garage
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Other roof type
• Exterior features: Heated spa; Desert front landscaping; Gravel/stone front; Gravel/stone back; No fencing listed

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Granite counters; Double vanity; Eat-in kitchen; Kitchen island; Pantry; 3/4 bath in primary bedroom; Dual-pane windows
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (3.7% below list).
• Recommended offer: $226k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.2% in Sierra Vista — 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 80/100 on livability (#5 in AZ, #1,805 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities 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: Pueblo Del Sol Elementary School (math 32% / reading 48%, grade F, #394 of 1,109 statewide, top 36%, 383 students, 42% 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 40% FRL track the district average.
• Market conditions: Rents flat; 180 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 437 units permitted in Cochise County in 2024 (6 in 5+ unit buildings).
• This rent runs 44% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Recommended offer $226,214 (3.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.96% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $230,942
• List price: $235,000
• Delta: 1.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 S Taylors Trl	0.15mi	3/2.0	1,597 (+1%)	4mo	$219,000	$137	88
426 S Taylors Trl	0.17mi	3/2.0	1,585 (+0%)	4mo	$130,000	$82	88
559 S Meadowood Ln	0.16mi	3/2.0	1,589 (+0%)	6mo	$239,900	$151	87
652 S Taylors Trl	0.26mi	3/2.0	1,588 (+0%)	2mo	$256,000	$161	86
606 S Chase St	0.20mi	3/2.0	1,587 (+0%)	6mo	$271,961	$171	85
232 S Clubhouse Ln	0.11mi	3/2.0	1,494 (-6%)	2mo	$190,000	$127	84
760 S Chase St	0.29mi	3/2.0	1,588 (+0%)	3mo	$265,000	$167	83
301 S Clubhouse Ln	0.13mi	2/2.0 (-1)	1,474 (-7%)	6mo	$217,000	$147	72
545 S Meadowood Ln	0.15mi	2/2.0 (-1)	1,476 (-7%)	7mo	$200,000	$136	71
434 S Meadowood Ln	0.09mi	2/2.0 (-1)	1,408 (-11%)	4mo	$182,500	$130	69
231 S Clubhouse Ln	0.13mi	2/2.0 (-1)	1,404 (-11%)	3mo	$200,000	$142	68
216 N Martha Ln	0.41mi	3/2.0	1,453 (-8%)	7mo	$180,000	$124	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-27,592
• Equity at exit: $35,039

10-year hold

• IRR: -7.6%
• Equity multiple: 0.58×
• Total profit: $-27,692
• Equity at exit: $20,319

Cash invested: $65,800 (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 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 180
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $269

Break-even live

Break-even rent $1,921

Max offer price $235,000

Occupancy floor 83%

Sensitivity live

Price	-10% $402	-5% $336	+0% $269	+5% $203	+10% $136
Rent	-10% $91	-5% $180	+0% $269	+5% $359	+10% $448
Rate	-1.0pp $388	-0.5pp $329	base $269	+0.5pp $208	+1.0pp $146

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 S Clubhouse Ln Sierra Vista, AZ	2.0–3.0	2.0	1574	$2,750	$1.75	44d	3	0.06mi
5396 Desert Shadows Dr Sierra Vista, AZ	4.0	2.0	1365	$1,550	$1.14	44d	1	1.05mi
5478 Waco Dr Sierra Vista, AZ	3.0	2.0	1500	$1,600	$1.07	44d	1	1.10mi
5330 Sonora St Sierra Vista, AZ	3.0	2.0	1330	$1,425	$1.07	44d	1	1.23mi

Listing history 16 events

1. 2026-06-21
   days on market $235,000 Active 3 DOM
2. 2026-06-19
   days on marketlisting id $235,000 Active 1 DOM
3. 2026-05-31
   days on market $235,000 Active 229 DOM
4. 2026-05-30
   days on market $235,000 Active 228 DOM
5. 2026-03-29
   price $235,000 668-char remark
6. 2026-02-02
   price $255,000 668-char remark
7. 2025-10-14
   listed $268,000 Active 668-char remark
8. 2025-10-01
   historical
9. 2025-06-17
   price $275,000
10. 2025-05-10
    listed $300,000 Active
11. 2025-05-08
    historical
12. 2025-04-16
    price $275,000
13. 2025-03-20
    listed $290,000 Active
14. 2024-11-08
    soldstatus $251,000 Closed
15. 2024-09-18
    historical Under Contract Accepting Backups
16. 2024-05-04
    listed $251,000 Active

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,146
• − Mortgage interest: −$13,164
• − Property taxes: −$2,251
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$6,836
• Taxable loss: −$623
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $3,381/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 · 12 photos

Good 80/100 Cosmetic rehab

This nearly-new home in a 55+ resort community is in excellent condition with upgrades and amenities. It's move-in ready with potential for minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with modern fixtures — Improves air circulation and adds style
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with modern fixtures — Improves air circulation and adds style ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Score: 80/100
• State rank: #5
• US rank: #1805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cochise County · 49,069 people
• City population: 49,069
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 34,193
• Household income: $61,580
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1129.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 17% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 14% Korean 2% 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: ▼ -83.93%
• Current HPI: 175.5821
• Rent YoY: ▬ 0.00%
• 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

-6.4% since first listed

14 events — show timeline

• 2026-06-18 Listed $235,000 ARMLS
• 2026-06-01 Listing Removed — ARMLS
• 2026-03-29 Price Changed $235,000 ARMLS
• 2026-02-02 Price Changed $255,000 ARMLS
• 2025-10-14 Listed $268,000 ARMLS
• 2025-10-01 Listing Removed — ARMLS
• 2025-06-17 Price Changed $275,000 ARMLS
• 2025-05-10 Listed $300,000 ARMLS
• 2025-05-08 Listing Removed — ARMLS
• 2025-04-16 Price Changed $275,000 ARMLS
• 2025-03-20 Listed $290,000 ARMLS
• 2024-11-08 Sold (MLS) $251,000 ARMLS
• 2024-09-18 Contingent — ARMLS
• 2024-05-04 Listed $251,000 ARMLS