1185 Flowstone Trl · Benson, AZ 85602

$234,990

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 48 Days on market

Built 2026 Excellent condition 9,148 sqft lot $43/mo HOA · 2% of rent ↓ 6% since listing

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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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into your new home located in the highly sought-after The Canyons at Whestone Ranch. The Alamar Plan features a open-concept design, seamlessly connecting the Living, Dining, and Kitchen areas--perfect for relaxation and entertaining. Natural light fills the home through low-E insulated dual-pane windows, highlighting elegant Shaker cabinets, granite countertops, and stainless steel LG appliances. Retreat to the expansive primary suite with a private bath, dual vanity sinks, and a generous walk-in closet. This home also includes two additional well-appointed bedrooms. There also a covered patio. Make this beautiful home yours!

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot dimensions approximately 49 x 121; Zoned Benson - R2
• HOA & community: Community association (AAM LLC); HOA fee $43 annually

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected
• Home design: Single family residence; One story; New construction
• Construction: Frame with stucco exterior; Tile roof
• Exterior features: Decorative gravel; Front sprinklers; Subdivided lot; Paved roads; Paved street (community)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closets; Double pane windows; Smoke detectors; Accessible entrance
• Laundry & utility: Electric dryer hookup

🏗️ New construction. The $234,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,810.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (14.2% below list).
• Recommended offer: $202k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Benson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• St David Unified District (4173) (rural): math 40% / reading 40% proficiency, ranked #200 of 501 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 263 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 48 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,607 (14.2% 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 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $243,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1185 Flowstone Trl	0.00mi	3/2.0	1,290 (0%)	1mo	$234,990	$182	99
1256 Flowstone Trl	0.11mi	3/2.0	1,290 (0%)	3mo	$251,000	$195	93
1304 W Flowstone Trl	0.20mi	3/2.0	1,290 (0%)	3mo	$249,990	$194	88
1316 Flowstone Trl	0.21mi	3/2.0	1,290 (0%)	3mo	$245,000	$190	88
1320 W Flowstone Trl	0.23mi	3/2.0	1,290 (0%)	4mo	$250,990	$195	86
1295 W Kartchner Trl	0.17mi	3/2.0	1,290 (0%)	9mo	$232,790	$180	85
1333 W Kartchner Trl	0.22mi	3/2.0	1,290 (0%)	9mo	$232,990	$181	82
1351 W Kartchner Trl	0.27mi	3/2.0	1,290 (0%)	11mo	$243,990	$189	78
1361 W Kartchner Trl	0.29mi	3/2.0	1,290 (0%)	11mo	$242,490	$188	78
1405 W Kartchner Trl	0.34mi	3/2.0	1,290 (0%)	11mo	$243,990	$189	75
1455 W Big Room Pl	0.47mi	3/2.0	1,290 (0%)	5mo	$244,990	$190	74
1474 W Sheep Wash Way	0.47mi	3/2.0	1,290 (0%)	10mo	$234,123	$181	70

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-48,063
• Equity at exit: $36,353

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-52,711
• Equity at exit: $21,080

Cash invested: $68,267 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$1,279
• Tax est. 1.5%: −$305 /mo · $3,657/yr
• Insurance: −$102
• HOA: −$43
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-135

Break-even live

Break-even rent $2,187

Max offer price $224,243

Occupancy floor —

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: $60,952
• Closing costs: $7,314
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1299 W Flowstone Trl Benson, AZ	4.0	2.0	1850	$2,100	$1.14	44d	1	0.19mi
1695 S Mystery Canyon Dr Benson, AZ	3.0	2.0	1619	$1,950	$1.20	23d	1	0.60mi
1695 S Mystery Canyon Dr Benson, AZ	3.0	2.0	1619	$1,850	$1.14	2d	1	0.60mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-04-27
   price $234,990
3. 2026-04-24
   price $239,990
4. 2026-04-20
   price $244,990
5. 2026-04-06
   price $246,990
6. 2026-04-02
   listed $249,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥99°F today · 22 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: $24,193
• − Mortgage interest: −$13,657
• − Property taxes: −$3,657
• − Insurance: −$1,219
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$516
• − Depreciation: −$7,093
• Taxable loss: −$5,820
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-226/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 · 3 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great opportunity for an investor to enhance its curb appeal and value through minor updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Upgrading the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Upgrading the HVAC system — Improves comfort 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: St David Unified District (4173)
• NCES district ID: 0408020
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $41,269
• Composite: 36.09/100
• National rank: #9494
• State rank: #200 of 501 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

-6.0% since first listed

6 events — show timeline

• 2026-05-20 Pending — MLSSAZ
• 2026-04-27 Price Changed $234,990 MLSSAZ
• 2026-04-24 Price Changed $239,990 MLSSAZ
• 2026-04-20 Price Changed $244,990 MLSSAZ
• 2026-04-06 Price Changed $246,990 MLSSAZ
• 2026-04-02 Listed $249,990 MLSSAZ