6120 E Desert Grass Cir · Sierra Vista, AZ 85635

$125,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 35 Days on market

Built 1999 Good condition $80/sqft · 47% above area Est $85k · 47% over ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3 bedroom, 2 bath home in a gated community is a must see! Featuring a desirable split floor plan, this home offers both comfort and privacy. The spacious kitchen opens to a large living room complete with a cozy fireplace- perfect for relaxing or entertaining. The beautifully remodeled main bathroom includes double sinks and a modern walk-in shower for a spa like feel. Step outside and enjoy the peaceful surroundings from both the front and back porches, creating the perfect space for morning coffee or evening sunsets. Don't miss the opportunity to make this inviting home yours!

Key facts

• Gated community
• Split floor plan
• Spacious kitchen

Tags

• GATED COMMUNITY
• SPLIT FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• COZY FIREPLACE
• REMODELED MAIN BATHROOM

Property features AI

Finance

• HOA & community: Land lease community (monthly land lease $541); Community pool; Association covers electricity, sewer, trash and water

Exterior

• Parking: 4 open parking spaces; 1 covered space; 1 carport space
• Utilities: Private water company; Public sewer; Other utilities
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Vertical siding; Wood frame construction; Composition roof
• Exterior features: Desert front and back landscaping; Chain link fencing; Heated spa

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (possible)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double vanity; Fireplace
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.3% 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; 176 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 42% 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 $864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.66%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $85,000
• List price: $125,000
• Delta: 47.06%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 S Shallow Brook Loop	0.17mi	3/2.0	1,568 (0%)	12mo	$125,000	$80	82
642 S Little Bear Trl	0.22mi	3/2.0	1,568 (0%)	10mo	$125,000	$80	81
225 S Knee Deep Loop #233	0.07mi	3/2.0	1,456 (-7%)	4mo	$162,000	$111	81
615 S Shallow Brook Loop #219	0.21mi	3/2.0	1,512 (-4%)	6mo	$126,000	$83	79
668 S Lazy Beaver Way	0.26mi	3/2.0	1,568 (0%)	10mo	$122,000	$78	79
484 S Little Bear Trl	0.06mi	2/2.0 (-1)	1,674 (+7%)	10mo	$62,500	$37	72
698 S Deer Creek Ln	0.29mi	3/2.0	1,440 (-8%)	5mo	$82,000	$57	69
547 S Little Bear Trl	0.14mi	3/2.0	1,792 (+14%)	2mo	$88,000	$49	68
716 S Shallow Brook Loop	0.33mi	3/2.0	1,680 (+7%)	12mo	$169,000	$101	62
306 N Central Ave	0.38mi	4/2.0 (+1)	1,440 (-8%)	5mo	$124,000	$86	60
275 S Chase St St	0.26mi	2/2.0 (-1)	1,701 (+8%)	12mo	$110,000	$65	58
525 N Central Ave	0.56mi	4/2.0 (+1)	1,536 (-2%)	10mo	$174,900	$114	58

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: 19.5%
• Equity multiple: 1.76×
• Total profit: $26,705
• Equity at exit: $18,638

10-year hold

• IRR: 25.7%
• Equity multiple: 2.93×
• Total profit: $67,565
• Equity at exit: $10,808

Cash invested: $35,000 (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 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $836

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 56%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	3	0.15mi
5396 Desert Shadows Dr Sierra Vista, AZ	4.0	2.0	1365	$1,550	$1.14	43d	1	0.93mi
5478 Waco Dr Sierra Vista, AZ	3.0	2.0	1500	$1,600	$1.07	43d	1	1.01mi
5330 Sonora St Sierra Vista, AZ	3.0	2.0	1330	$1,425	$1.07	43d	1	1.12mi
1415 Plaza Seca Sierra Vista, AZ	3.0	2.0	1656	$1,700	$1.03	43d	1	1.43mi

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 35 DOM
2. 2026-06-18
   days on market $125,000 Active 34 DOM
3. 2026-06-17
   price $125,000 Active 33 DOM
4. 2026-06-17
   days on market $150,000 Active 33 DOM
5. 2026-06-16
   days on market $150,000 Active 32 DOM
6. 2026-06-15
   days on market $150,000 Active 31 DOM
7. 2026-06-14
   days on market $150,000 Active 29 DOM
8. 2026-06-12
   days on market $150,000 Active 28 DOM
9. 2026-06-09
   days on market $150,000 Active 25 DOM
10. 2026-06-08
    days on market $150,000 Active 24 DOM
11. 2026-06-07
    days on market $150,000 Active 23 DOM
12. 2026-06-05
    days on market $150,000 Active 20 DOM
13. 2026-06-03
    days on market $150,000 Active 19 DOM
14. 2026-06-02
    days on market $150,000 Active 18 DOM
15. 2026-06-01
    days on market $150,000 Active 17 DOM
16. 2026-05-31
    days on market $150,000 Active 16 DOM
17. 2026-05-30
    days on market $150,000 Active 15 DOM
18. 2026-05-15
    listed $150,000 Active 603-char remark

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 48% 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: $25,818
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$3,636
• Taxable income: $8,548
• Est. tax owed @ 24.0%: −$2,052
• After-tax cash flow: $7,978/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 · 17 photos

Good 75/100 Cosmetic rehab

This charming 3-bedroom home in a gated community is in good condition with minor cosmetic updates needed. It offers a split floor plan, a cozy fireplace, and a peaceful outdoor space, making it a great investment opportunity.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics
• Both Replace kitchen countertops — New countertops enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Minor	$500–3,000
kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑
• Both Replace kitchen countertops — New countertops enhance functionality and aesthetics ↑

ⓘ 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

• Census place: Sierra Vista, AZ
• 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

-16.7% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $125,000 ARMLS
• 2026-05-15 Listed $150,000 ARMLS