4923 E Bevers St · Sierra Vista Southeast, AZ 85635

$130,000

3 bd · 1.5 ba · 1,440 sqft · Manufactured public records · 30 Days on market

Built 1973 9,541 sqft lot Est $179k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

Key facts

• Fully fence
• Gravel landscaping
• 9,541 sq ft lot

Tags

• FULLY FENCE
• GRAVEL LANDSCAPING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Sewer connected; Private water company
• Home design: Single-family residence; Fee simple ownership; Property listed as fixer
• Construction: Wood siding and wood frame construction with steel frame elements; Painted exterior; Built-up / rolled (hot mop) roof
• Exterior features: Gravel/stone front and back yard; City-maintained road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Mini-split heating and cooling
• Interior features: Eat-in kitchen; Master bedroom with 3/4 bath

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Rents flat; 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 34% 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 $899 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 + 0.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $36k; list at $130k implies a 261% 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5085 E Clearview Ave	0.23mi	3/2.0	1,374 (-5%)	6mo	$200,000	$146	75
4846 E San Mateo St	0.30mi	3/2.0	1,475 (+2%)	10mo	$235,000	$159	72
4210 S Santa Lucia Ave S	0.43mi	3/2.0	1,456 (+1%)	9mo	$230,000	$158	69
3781 E Holly Pl	0.71mi	2/2.0 (-1)	1,457 (+1%)	1mo	$145,000	$100	58
4912 S Tumbleweed Pl	0.65mi	2/2.0 (-1)	1,442 (+0%)	11mo	$179,500	$124	53
4540 S San Pedro Ave	0.29mi	2/2.0 (-1)	1,300 (-10%)	13mo	$208,000	$160	52
3843 S Ironwood Cir	0.67mi	4/2.0 (+1)	1,459 (+1%)	13mo	$179,900	$123	49
4906 S Tumbleweed Pl	0.68mi	2/2.0 (-1)	1,512 (+5%)	6mo	$131,900	$87	48
3807 S Ironwood Cir	0.72mi	4/1.5 (+1)	1,602 (+11%)	7mo	$149,900	$94	37

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $12,204
• Equity at exit: $19,383

10-year hold

• IRR: 15.6%
• Equity multiple: 2.10×
• Total profit: $40,210
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $603

Break-even live

Break-even rent $972

Max offer price $130,000

Occupancy floor 60%

Sensitivity live

Price	-10% $677	-5% $640	+0% $603	+5% $566	+10% $529
Rent	-10% $466	-5% $535	+0% $603	+5% $672	+10% $740
Rate	-1.0pp $669	-0.5pp $636	base $603	+0.5pp $569	+1.0pp $535

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 S Santa Claus Ave Sierra Vista, AZ	3.0	2.0	1738	$1,900	$1.09	45d	1	1.18mi
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 27 events

1. 2026-06-21
   days on market $130,000 Active 30 DOM
2. 2026-06-19
   days on market $130,000 Active 28 DOM
3. 2026-06-18
   days on market $130,000 Active 27 DOM
4. 2026-06-17
   days on market $130,000 Active 26 DOM
5. 2026-06-16
   days on market $130,000 Active 25 DOM
6. 2026-06-15
   days on market $130,000 Active 24 DOM
7. 2026-06-14
   days on market $130,000 Active 22 DOM
8. 2026-06-12
   days on market $130,000 Active 21 DOM
9. 2026-06-09
   days on market $130,000 Active 18 DOM
10. 2026-06-08
    days on market $130,000 Active 17 DOM
11. 2026-06-07
    days on market $130,000 Active 16 DOM
12. 2026-06-05
    days on market $130,000 Active 13 DOM
13. 2026-06-03
    days on market $130,000 Active 12 DOM
14. 2026-06-02
    days on market $130,000 Active 11 DOM
15. 2026-06-01
    days on market $130,000 Active 10 DOM
16. 2026-05-31
    days on market $130,000 Active 9 DOM
17. 2026-05-30
    days on market $130,000 Active 8 DOM
18. 2026-05-18
    listed $130,000 Active
19. 2024-03-28
    historical
20. 2024-01-12
    price $185,000
21. 2023-12-12
    listed $195,000 Active
22. 2021-11-15
    soldstatus $36,000 Closed 267-char remark

    Show marketing remark (267 chars)

    This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

23. 2021-10-21
    historical Under Contract Accepting Backups 267-char remark

    Show marketing remark (267 chars)

    This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

24. 2021-10-07
    price $39,500 267-char remark

    Show marketing remark (267 chars)

    This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

25. 2021-09-16
    status Active 267-char remark

    Show marketing remark (267 chars)

    This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

26. 2021-09-02
    status Pending 267-char remark

    Show marketing remark (267 chars)

    This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

27. 2021-09-01
    listed $47,500 Active 267-char remark

    Show marketing remark (267 chars)

    This investment property is being sold in ''As is'' condition. Plenty of potential with a majority of the work already being done. This property has New windows, doors, and is ready for your design. Please ask for a list of additional materials included in this sell.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: +$472/yr (+$39/mo · 122.5%)

ⓘ 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: $20,827
• − Mortgage interest: −$7,282
• − Property taxes: −$386
• − Insurance: −$650
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,782
• Taxable income: $5,395
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $5,942/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): 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

+173.7% since first listed

10 events — show timeline

• 2026-05-18 Listed $130,000 ARMLS
• 2024-03-28 Listing Removed — ARMLS
• 2024-01-12 Price Changed $185,000 ARMLS
• 2023-12-12 Listed $195,000 ARMLS
• 2021-11-15 Sold (MLS) $36,000 ARMLS
• 2021-10-21 Contingent — ARMLS
• 2021-10-07 Price Changed $39,500 ARMLS
• 2021-09-16 Relisted — ARMLS
• 2021-09-02 Pending — ARMLS
• 2021-09-01 Listed $47,500 ARMLS

Property tax history

+4.1%/yr

Latest (2025): $386 · +1.5% YoY. Source: county tax records.