1110 E Justin St · Sunsites, AZ 85625

$99,000

4 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 61 Days on market

Built 1964 0.86 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This fixer-upper in Sunsites, Arizona offers 2,293 square feet of potential on a generous . 86-acre lot, plus a large detached garage with alley access. The home needs a lot of work and cosmetic updates throughout, and it's not charming in its current condition, but it presents a rare chance for the right buyer to design and renovate from the ground up. The quiet neighborhood provides a tranquil desert setting with plenty of outdoor space for projects, gardens, or future additions, and the sizable lot offers room to spread out and pursue ideas. Investors or buyer-owners who are prepared to roll up their sleeves can transform this property into a personalized oasis. Sold as-is , Seller will

Key facts

• Alley access
• Generous lot
• Outdoor space

Tags

• DETACHED GARAGE
• ALLEY ACCESS
• GENEROUS LOT
• TRANQUIL DESERT SETTING
• OUTDOOR SPACE
• SIZABLE LOT

Property features AI

Finance

• Other: Zoned Cochise - SR-12
• HOA & community: Paved street (community feature)

Exterior

• Parking: Detached garage; 1 garage space; 1 covered parking space; Circular driveway
• Utilities: Water from local water company; Septic tank sewer; Phone service connected
• Home design: Single family residence; One story
• Construction: Slump block construction; Rolled/Hot Mop roof
• Exterior features: Chain link fence; Paved street access

Interior

• Kitchen: Dishwasher; Electric oven
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Fixer condition; Shrubs on lot; Adjacent to alley; North/South exposure
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.3% in Sunsites — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Valley Union High School District (4190) (rural): math -3% / reading -3% proficiency, ranked #498 of 501 in AZ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Union High School (math 5% / reading 5%, grade F, #364 of 381 statewide, top 100%, 106 students, 49% FRL).
• Market conditions: 198 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $203,962
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 N Sage St	0.28mi	3/2.0 (-1)	1,670 (+4%)	2mo	$232,000	$139	74
1213 E Justin St	0.24mi	3/2.0 (-1)	1,589 (-1%)	12mo	$190,000	$120	72
211 N Ford St	0.25mi	3/2.0 (-1)	1,580 (-2%)	16mo	$192,000	$122	67
1021 E Geneva St	0.40mi	3/2.0 (-1)	1,546 (-4%)	4mo	$230,000	$149	67
217 N Ford St	0.27mi	3/2.0 (-1)	1,446 (-10%)	1mo	$165,000	$114	65
1010 E Mescal Dr	0.27mi	3/2.0 (-1)	1,466 (-9%)	14mo	$178,000	$121	56
1002 E Geneva St	0.54mi	3/2.0 (-1)	1,761 (+10%)	3mo	$245,000	$139	52
1032 E Geneva St	0.32mi	3/2.0 (-1)	1,776 (+11%)	14mo	$252,000	$142	51
985 E Geneva St	0.61mi	3/2.0 (-1)	1,675 (+4%)	17mo	$235,000	$140	46
327 N Ford St	0.48mi	3/2.0 (-1)	1,438 (-10%)	13mo	$85,000	$59	44
316 N Sage St	0.35mi	3/3.0 (-1)	1,762 (+10%)	18mo	$170,000	$96	43
322 N Flynn Jans Ct	0.42mi	3/2.0 (-1)	1,372 (-15%)	10mo	$174,000	$127	43

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,685
• Equity at exit: $14,761

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $43,784
• Equity at exit: $8,560

Cash invested: $27,720 (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 85625

• Home prices YoY: -16.5%
• Active inventory: 198
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $419

Break-even live

Break-even rent $869

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 E Christmas Tree Ln Pearce, AZ	3.0	2.5	1796	$1,400	$0.78	24d	1	0.49mi

Listing history 20 events

1. 2026-06-19
   days on market $99,000 Active 61 DOM
2. 2026-06-18
   days on market $99,000 Active 60 DOM
3. 2026-06-17
   days on market $99,000 Active 59 DOM
4. 2026-06-16
   days on market $99,000 Active 58 DOM
5. 2026-06-15
   days on market $99,000 Active 57 DOM
6. 2026-06-14
   days on market $99,000 Active 55 DOM
7. 2026-06-12
   days on market $99,000 Active 54 DOM
8. 2026-06-09
   days on market $99,000 Active 51 DOM
9. 2026-06-08
   days on market $99,000 Active 50 DOM
10. 2026-06-07
    days on market $99,000 Active 49 DOM
11. 2026-06-05
    days on market $99,000 Active 47 DOM
12. 2026-06-04
    pricestatusdays on market $99,000 Active 45 DOM
13. 2026-06-02
    days on market $110,000 Active Contingent 44 DOM
14. 2026-06-01
    days on market $110,000 Active Contingent 43 DOM
15. 2026-05-31
    days on market $110,000 Active Contingent 42 DOM
16. 2026-05-31
    days on market $110,000 Active Contingent 41 DOM
17. 2026-05-15
    price $110,000
18. 2026-04-19
    listed $134,000 Active
19. 1996-02-12
    soldstatus $79,900
20. 1994-03-31
    soldstatus $72,000

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 19 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: $16,800
• − Mortgage interest: −$5,546
• − Property taxes: −$1,515
• − Insurance: −$495
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,880
• Taxable income: $3,676
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,149/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: Valley Union High School District (4190)
• NCES district ID: 0408910
• Math proficiency: -3% ▬ 0.00%
• Reading proficiency: -3% ▬ 0.00%
• Median HH income: $41,046
• Composite: 2.17/100
• National rank: #15168
• State rank: #498 of 501 in AZ

Livability — Sunsites

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sunsites, AZ
• Population (ZIP): 1,959

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Iranian 2% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 3%

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: ▼ -30.79%
• Current HPI: 156.1483
• 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

+52.8% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $110,000 MLSSAZ
• 2026-04-19 Listed $134,000 MLSSAZ
• 1996-02-12 Sold (Public Records) $79,900 Public Records
• 1994-03-31 Sold (Public Records) $72,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,515 · +3.0% YoY. Source: county tax records.