3300 E Fry Blvd #22 · Sierra Vista, AZ 85635

$39,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 94 Days on market

Built 1977 Fair condition $27/sqft · 32% below area Est $58k · 32% under ↓ 42% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced for Quick Sale on this FABULOUS HOME with a Huge Yard, Fenced & Landscaped Back Yard, Raised Garden Beds, Lots of Shade! You won't want to miss this Beautiful Space! You won't find a nicer place for this price!! An Absolute MUST SEE! Sturdily-built home, Remodeled interior, with lots of upgrades. HIGH END APPLIANCES in kitchen, updated HVAC, new coating on roof, selling with some furniture, shed, new skirting. Move in ready home. You can live where it is in the park or move to your own property!

Key facts

• New coating on roof
• High end appliances
• Updated landscaping

Tags

• HIGH END APPLIANCES
• UPDATED HVAC
• NEW COATING ON ROOF
• UPDATED LANDSCAPING
• BACK YARD FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $39k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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.
• Market conditions: Rents flat; 176 active listings in the ZIP; 18 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $27k (41%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 3.66% ✓
• Cap rate: 32.66%
• Cash-on-cash: 94.18%
• DSCR: 5.19
• GRM: 2.3

CMA / ARV

• ARV (median comp): $57,650
• List price: $39,000
• Delta: -32.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 E Fry Blvd. Blvd #24	0.07mi	3/2.0 (+1)	1,232 (-14%)	3mo	$45,000	$37	65

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: 91.6%
• Equity multiple: 5.04×
• Total profit: $44,109
• Equity at exit: $5,815

10-year hold

• IRR: 93.9%
• Equity multiple: 9.48×
• Total profit: $92,635
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $857

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 35%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3733 Sparrow Dr Sierra Vista, AZ	3.0	2.0	1866	$1,550	$0.83	44d	1	0.23mi
3865 Redwing Pl Sierra Vista, AZ	3.0	2.0	1775	$1,550	$0.87	43d	1	0.35mi
165 Park Pl Sierra Vista, AZ	2.0	1.5	1200	$1,350	$1.12	43d	1	0.35mi
3547 Briarwood Dr Sierra Vista, AZ	3.0	2.0	1686	$2,100	$1.25	43d	1	0.39mi
289 S Highway 92 Sierra Vista, AZ	2.0	2.0	991	$1,610	$1.62	43d	1	0.56mi
4250 E Foothills Dr Sierra Vista, AZ	1.0–2.0	1.0–2.0	686	$1,150	$1.68	43d	17	0.66mi
4208 Avenue Palermo Unit B Sierra Vista, AZ	3.0	2.0	1026	$1,200	$1.17	43d	1	0.76mi
4307 Avenida Palermo Sierra Vista, AZ	3.0	2.0	1018	$1,100	$1.08	43d	1	0.78mi
93 Kings Way Sierra Vista, AZ	2.0–3.0	1.0	905	$875	$0.97	43d	1	0.81mi
4196 Calle Ladero Sierra Vista, AZ	3.0	2.0	1300	$1,500	$1.15	43d	1	0.93mi
409 S Lenzner Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	793	$1,372	$1.73	43d	23	1.03mi
4420 Buena Loma Way Apt D Sierra Vista, AZ	3.0	2.0	1165	$1,100	$0.94	43d	1	1.18mi
4410 Buena Loma Way Unit D Sierra Vista, AZ	2.0	2.0	1070	$1,025	$0.96	43d	1	1.19mi
4933 Marconi Dr Sierra Vista, AZ	3.0	2.0	1250	$1,325	$1.06	43d	1	1.24mi
800 N Lenzner Ave Sierra Vista, AZ	3.0	2.0	1050	$1,070	$1.02	43d	1	1.38mi
1415 Plaza Seca Sierra Vista, AZ	3.0	2.0	1656	$1,700	$1.03	43d	1	1.46mi
1205 Cottonwood Dr Sierra Vista, AZ	3.0	2.0	1051	$1,400	$1.33	44d	1	1.46mi
1201 Colombo Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	893	$1,592	$1.78	43d	15	1.49mi

Listing history 33 events

1. 2026-06-19
   days on market $39,000 Active 94 DOM
2. 2026-06-18
   days on market $39,000 Active 93 DOM
3. 2026-06-17
   days on market $39,000 Active 92 DOM
4. 2026-06-16
   days on market $39,000 Active 91 DOM
5. 2026-06-15
   days on market $39,000 Active 90 DOM
6. 2026-06-14
   days on market $39,000 Active 88 DOM
7. 2026-06-12
   days on market $39,000 Active 87 DOM
8. 2026-06-09
   days on market $39,000 Active 84 DOM
9. 2026-06-08
   days on market $39,000 Active 83 DOM
10. 2026-06-07
    pricedays on market $39,000 Active 82 DOM
11. 2026-06-05
    days on market $49,500 Active 79 DOM
12. 2026-06-03
    days on market $49,500 Active 78 DOM
13. 2026-06-02
    days on market $49,500 Active 77 DOM
14. 2026-06-01
    days on market $49,500 Active 76 DOM
15. 2026-05-31
    days on market $49,500 Active 75 DOM
16. 2026-05-30
    days on market $49,500 Active 74 DOM
17. 2026-04-04
    price $49,500

    Show marketing remark (518 chars)

    Price Reduced for Quick Sale on this FABULOUS HOME with a Huge Yard, Fenced & Landscaped Back Yard, Raised Garden Beds, Lots of Shade! You won't want to miss this Beautiful Space! You won't find a nicer place for this price!! An Absolute MUST SEE! Sturdily-built home, Remodeled interior, with lots of upgrades. HIGH END APPLIANCES in kitchen, updated HVAC, new coating on roof, selling with some furniture, shed, new skirting. Move in ready home. You can live where it is in the park or move to your own property!

18. 2026-04-04
    price $49,500 518-char remark

    Show marketing remark (518 chars)

    Price Reduced for Quick Sale on this FABULOUS HOME with a Huge Yard, Fenced & Landscaped Back Yard, Raised Garden Beds, Lots of Shade! You won't want to miss this Beautiful Space! You won't find a nicer place for this price!! An Absolute MUST SEE! Sturdily-built home, Remodeled interior, with lots of upgrades. HIGH END APPLIANCES in kitchen, updated HVAC, new coating on roof, selling with some furniture, shed, new skirting. Move in ready home. You can live where it is in the park or move to your own property!

19. 2026-03-17
    listed $65,900 Active
20. 2026-03-16
    listed $65,900 Active 518-char remark

    Show marketing remark (518 chars)

    Price Reduced for Quick Sale on this FABULOUS HOME with a Huge Yard, Fenced & Landscaped Back Yard, Raised Garden Beds, Lots of Shade! You won't want to miss this Beautiful Space! You won't find a nicer place for this price!! An Absolute MUST SEE! Sturdily-built home, Remodeled interior, with lots of upgrades. HIGH END APPLIANCES in kitchen, updated HVAC, new coating on roof, selling with some furniture, shed, new skirting. Move in ready home. You can live where it is in the park or move to your own property!

21. 2026-03-05
    historical
22. 2025-09-04
    listed $69,500 Active
23. 2025-07-19
    historical
24. 2025-05-09
    price $73,500
25. 2025-04-01
    price $84,500
26. 2025-02-27
    price $98,900
27. 2025-01-18
    listed $119,000 Active
28. 2021-05-17
    soldstatus $65,000 Closed
29. 2021-04-13
    historical Under Contract Accepting Backups
30. 2021-04-06
    listed $65,000 Active
31. 2021-03-31
    historical
32. 2021-03-19
    price $74,900
33. 2021-02-26
    listed $85,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 16 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: $17,113
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$1,135
• Taxable income: $10,275
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $7,819/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 · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly in the kitchen and bathroom. It has a good foundation and structure, but the exterior and landscaping could benefit from some updates.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Minor HVAC unit — visible wear

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace kitchen cabinets — improves functionality and aesthetics
• Both replace bathroom vanity — enhances functionality and aesthetics
• Both replace HVAC unit — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
HVAC unit · visible wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace kitchen cabinets — improves functionality and aesthetics ↑
• Both replace bathroom vanity — enhances functionality and aesthetics ↑
• Both replace HVAC unit — 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: 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

-41.8% since first listed

17 events — show timeline

• 2026-04-04 Price Changed $49,500 MLSSAZ
• 2026-04-04 Price Changed $49,500 ARMLS
• 2026-03-17 Listed $65,900 MLSSAZ
• 2026-03-16 Listed $65,900 ARMLS
• 2026-03-05 Listing Removed — ARMLS
• 2025-09-04 Listed $69,500 ARMLS
• 2025-07-19 Listing Removed — ARMLS
• 2025-05-09 Price Changed $73,500 ARMLS
• 2025-04-01 Price Changed $84,500 ARMLS
• 2025-02-27 Price Changed $98,900 ARMLS
• 2025-01-18 Listed $119,000 ARMLS
• 2021-05-17 Sold (MLS) $65,000 ARMLS
• 2021-04-13 Contingent — ARMLS
• 2021-04-06 Listed $65,000 ARMLS
• 2021-03-31 Listing Removed — ARMLS
• 2021-03-19 Price Changed $74,900 ARMLS
• 2021-02-26 Listed $85,000 ARMLS