2131 W Totems St · Benson, AZ 85602

$249,990

3 bd · 2.0 ba · 1,619 sqft · SingleFamily · 93 Days on market

Built 2026 9,583 sqft lot $154/sqft · 22% below area Est $321k · 22% under $38/mo HOA · 2% of rent ↓ 11% 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 beds | 2 baths | 2-bay | 1,619 stft

Key facts

• Open-concept design
• Primary suite
• Gourmet kitchen

Tags

• OPEN-CONCEPT DESIGN
• ENERGY-EFFICIENT WINDOWS
• GOURMET KITCHEN
• WALK-IN PANTRY
• DEDICATED LAUNDRY ROOM
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (26.0% below list).
• Recommended offer: $185k (26.0% below list) — sets the bar for 1% rule.

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.
• Benson Unified School District (79226) (town): math 28% / reading 39% proficiency, ranked #98 of 249 in AZ (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 263 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 $2k of loan paydown is wiped out by about $8k 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 93 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $185,000 (26.0% 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 93 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 11.3

CMA / ARV

• ARV (median comp): $320,693
• List price: $249,990
• Delta: -22.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 S Stalactites Cir Lot 144	0.05mi	3/2.0	1,600 (-1%)	11mo	$340,000	$213	86
2143 W Totems St Lot 129	0.06mi	3/2.0	1,600 (-1%)	14mo	$346,000	$216	84
2108 W Moon Milk St	0.15mi	3/2.0	1,676 (+4%)	11mo	$339,000	$202	78
913 S Stalactites Cir Lot 120	0.10mi	4/2.0 (+1)	1,651 (+2%)	16mo	$339,880	$206	73
1030 S Limestone St	0.32mi	3/2.0	1,673 (+3%)	8mo	$279,000	$167	72
2028 W Cave Cotton Loop	0.55mi	3/2.0	1,713 (+6%)	14mo	$299,000	$175	52
2090 W Cave Cotton Loop	0.61mi	3/2.0	1,810 (+12%)	0mo	$204,000	$113	52
1020 S Limestone St	0.34mi	3/2.0	1,425 (-12%)	16mo	$272,500	$191	51
2040 W Cave Cotton Loop	0.53mi	4/2.0 (+1)	1,686 (+4%)	15mo	$320,000	$190	51

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: -25.2%
• Equity multiple: 0.15×
• Total profit: $-59,828
• Equity at exit: $37,274

10-year hold

• IRR: -21.1%
• Equity multiple: -0.10×
• Total profit: $-76,830
• Equity at exit: $21,615

Cash invested: $69,997 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$38
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-304

Break-even live

Break-even rent $2,235

Max offer price $205,983

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1617 W Cottonwood Bluffs Dr Benson, AZ	3.0	2.0	1282	$1,850	$1.44	11d	1	1.10mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 18 events

1. 2026-05-04
   price $249,990 37-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

2. 2026-05-04
   price $249,990 707-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

3. 2026-04-28
   price $254,990 37-char remark

   Show marketing remark (37 chars)

   3 beds | 2 baths | 2-bay | 1,619 stft

4. 2026-04-27
   price $254,990 707-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

5. 2026-04-24
   price $254,123 37-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

6. 2026-04-24
   price $254,123 707-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

7. 2026-04-14
   price $259,123 37-char remark

   Show marketing remark (37 chars)

   3 beds | 2 baths | 2-bay | 1,619 stft

8. 2026-04-13
   price $259,123 707-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

9. 2026-04-01
   price $269,990 37-char remark

   Show marketing remark (707 chars)

   Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

10. 2026-04-01
    price $269,990 707-char remark

    Show marketing remark (707 chars)

    Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

11. 2026-03-22
    price $264,990 37-char remark

    Show marketing remark (37 chars)

    3 beds | 2 baths | 2-bay | 1,619 stft

12. 2026-03-20
    price $264,990 707-char remark

    Show marketing remark (707 chars)

    Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

13. 2026-03-14
    price $269,990 37-char remark

    Show marketing remark (37 chars)

    3 beds | 2 baths | 2-bay | 1,619 stft

14. 2026-03-13
    price $269,990 707-char remark

    Show marketing remark (707 chars)

    Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

15. 2026-03-09
    price $274,990 37-char remark

    Show marketing remark (707 chars)

    Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

16. 2026-03-09
    price $274,990 707-char remark

    Show marketing remark (707 chars)

    Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

17. 2026-02-27
    listed $279,990 Active 37-char remark

    Show marketing remark (37 chars)

    3 beds | 2 baths | 2-bay | 1,619 stft

18. 2026-02-26
    listed $279,990 Active 707-char remark

    Show marketing remark (707 chars)

    Welcome to your spacious and elegant home in the NEW Kartchner Vistas. The Palmero Plan offers a seamless open-concept design that integrates Living, Dining, and Kitchen areas--perfect for hosting guests or relaxing in comfort. Enjoy energy-efficient Low-E insulated windows throughout. The gourmet Kitchen boasts beautiful cabinetry, granite countertops, a walk-in pantry, and Stainless Steel Appliances. A dedicated laundry room adds convenience to everyday living. Retreat to the tranquil primary suite featuring dual vanity sinks and a spacious walk-in closet. Three additional bedrooms, a stylish secondary bathroom, and a charming patio complete this exceptional home. Make this beautiful home yours!

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥98°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: $22,200
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$456
• − Depreciation: −$7,272
• Taxable loss: −$8,084
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-1,709/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: Benson Unified School District (79226)
• NCES district ID: 0400212
• Math proficiency: 28% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $40,662
• Composite: 28.17/100
• National rank: #6811
• State rank: #98 of 249 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

-10.7% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $249,990 Zillow
• 2026-05-04 Price Changed $249,990 MLSSAZ
• 2026-04-28 Price Changed $254,990 Zillow
• 2026-04-27 Price Changed $254,990 MLSSAZ
• 2026-04-24 Price Changed $254,123 Zillow
• 2026-04-24 Price Changed $254,123 MLSSAZ
• 2026-04-14 Price Changed $259,123 Zillow
• 2026-04-13 Price Changed $259,123 MLSSAZ
• 2026-04-01 Price Changed $269,990 Zillow
• 2026-04-01 Price Changed $269,990 MLSSAZ
• 2026-03-22 Price Changed $264,990 Zillow
• 2026-03-20 Price Changed $264,990 MLSSAZ
• 2026-03-14 Price Changed $269,990 Zillow
• 2026-03-13 Price Changed $269,990 MLSSAZ
• 2026-03-09 Price Changed $274,990 Zillow
• 2026-03-09 Price Changed $274,990 MLSSAZ
• 2026-02-27 Listed $279,990 Zillow
• 2026-02-26 Listed $279,990 MLSSAZ