246 N Sage St · Sunsites, AZ 85625

$140,000

3 bd · 2.0 ba · 1,526 sqft · Condo public records · 478 Days on market

Built 1971

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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).

• Cash flow +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• 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 MLS

Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

Key facts

• Built 1971
• Listed 477 days

Property features AI

Finance

• Other: Zoned Cochise - MR-1
• HOA & community: Paved street (community feature)

Exterior

• Security: Smoke detector(s)
• Utilities: Water from a water company; Sewer connected
• Home design: Townhouse; One level; Faces west
• Construction: Frame with stucco exterior; Built-up reflective roof
• Exterior features: Covered slab patio; Stucco and masonry fencing; Workshop (outbuilding); Paved street access; Shrubs and subdivided lot; East/West exposure

Interior

• Kitchen: Dishwasher, Refrigerator, Electric Range, Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Evaporative cooling; Pre-wired ceiling fans; Window air conditioning units
• Interior features: Dishwasher, Refrigerator, Electric Range, Microwave; Wood-burning fireplace in the great room; Level access (accessible); Smoke detectors
• Laundry & utility: Dedicated laundry room with washer and dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 D — 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 $968 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.

Negotiation context

• It's been on market 478 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 40% 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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,160
• Equity at exit: $20,874

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $11,505
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $229

Break-even live

Break-even rent $1,111

Max offer price $140,000

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• 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	23d	1	0.68mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewergasinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-19
   days on market $140,000 Active 478 DOM
2. 2026-06-18
   days on market $140,000 Active 477 DOM
3. 2026-06-17
   days on market $140,000 Active 476 DOM
4. 2026-06-16
   days on market $140,000 Active 475 DOM
5. 2026-06-15
   days on market $140,000 Active 474 DOM
6. 2026-06-14
   days on market $140,000 Active 472 DOM
7. 2026-06-12
   days on market $140,000 Active 471 DOM
8. 2026-06-09
   days on market $140,000 Active 468 DOM
9. 2026-06-08
   days on market $140,000 Active 467 DOM
10. 2026-06-07
    days on market $140,000 Active 466 DOM
11. 2026-06-05
    days on market $140,000 Active 464 DOM
12. 2026-06-04
    days on market $140,000 Active 462 DOM
13. 2026-06-02
    days on market $140,000 Active 461 DOM
14. 2026-06-01
    days on market $140,000 Active 460 DOM
15. 2026-05-31
    days on market $140,000 Active 459 DOM
16. 2026-05-31
    days on market $140,000 Active 458 DOM
17. 2026-05-11
    price $140,000
18. 2026-05-08
    status Active
19. 2026-04-28
    historical Active Contingent
20. 2025-02-26
    listed $159,000 Active
21. 2022-06-30
    soldstatus $100,000 Closed 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

22. 2022-06-30
    soldstatus $100,000

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

23. 2022-06-15
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

24. 2022-06-04
    historical Active Contingent 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

25. 2022-05-06
    status Active 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

26. 2022-04-23
    historical 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

27. 2022-04-14
    status Active 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

28. 2022-03-29
    historical Active Contingent 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

29. 2022-03-19
    price $120,000 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

30. 2022-02-01
    listed $125,000 Active 794-char remark

    Show marketing remark (794 chars)

    Lots of square footage for this 3 BR, 2Bath Townhouse. Lot size is 40'x129'. Yard in front and in the back. Arizona Room not included in the listed square footage. Nice courtyard garden area. Shaded patio with great Cochise Stronghold Views. Washer/dryer included. Home will need updating but is in good condition. Very nice Workshop out back which is heated and cooled. Home has baseboard heat and AC wall units. Large living room with beautiful wood burning fireplace. Nice low maintenance home with good yard/outdoor space for a townhouse. Paved street. Clear Springs Utility Water and Sewer. No Gas appliances. Walk-in shower in the Master bath. Tub/shower in the hall bath. High Speed Fiber Optic internet available! Roof has been redone. Some old water damage will need repair. Sold As-Is

31. 2015-03-23
    soldstatus $13,275 154-char remark

    Show marketing remark (154 chars)

    Corporate owned, NOT A SHORT SALE. Sold as is, where is. No seller disclosures available. Buyer to pay $2225 fee at closing. Investor financing available.

32. 2014-08-28
    listed $15,900 154-char remark

    Show marketing remark (154 chars)

    Corporate owned, NOT A SHORT SALE. Sold as is, where is. No seller disclosures available. Buyer to pay $2225 fee at closing. Investor financing available.

33. 2014-05-27
    historical
34. 2013-11-26
    listed $29,900
35. 2013-03-11
    historical
36. 2012-09-11
    listed $37,900
37. 2012-08-22
    soldstatus $30,975
38. 2012-08-20
    soldstatus $30,975
39. 2012-04-20
    listed $57,500
40. 2012-01-05
    listed $57,500
41. 2007-09-21
    historical
42. 2007-06-01
    listed $139,500
43. 2002-12-30
    soldstatus $68,515

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/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 6 d/yr ≥98°F today · 15 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: −$7,842
• − Property taxes: −$1,018
• − Insurance: −$700
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,073
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,629/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

+104.3% since first listed

27 events — show timeline

• 2026-05-11 Price Changed $140,000 MLSSAZ
• 2026-05-08 Relisted — MLSSAZ
• 2026-04-28 Contingent — MLSSAZ
• 2025-02-26 Listed $159,000 MLSSAZ
• 2022-06-30 Sold (Public Records) $100,000 Public Records
• 2022-06-30 Sold (MLS) $100,000 MLSSAZ
• 2022-06-15 Pending — MLSSAZ
• 2022-06-04 Contingent — MLSSAZ
• 2022-05-06 Relisted — MLSSAZ
• 2022-04-23 Listing Removed — MLSSAZ
• 2022-04-14 Relisted — MLSSAZ
• 2022-03-29 Contingent — MLSSAZ
• 2022-03-19 Price Changed $120,000 MLSSAZ
• 2022-02-01 Listed $125,000 MLSSAZ
• 2015-03-23 Sold (MLS) $13,275 MLSSAZ
• 2014-08-28 Listed $15,900 MLSSAZ
• 2014-05-27 Listing Removed — MLSSAZ
• 2013-11-26 Listed $29,900 MLSSAZ
• 2013-03-11 Listing Removed — MLSSAZ
• 2012-09-11 Listed $37,900 MLSSAZ
• 2012-08-22 Sold (MLS) $30,975 ARMLS
• 2012-08-20 Sold (MLS) $30,975 MLSSAZ
• 2012-04-20 Listed $57,500 ARMLS
• 2012-01-05 Listed $57,500 MLSSAZ
• 2007-09-21 Listing Removed — MLSSAZ
• 2007-06-01 Listed $139,500 MLSSAZ
• 2002-12-30 Sold (Public Records) $68,515 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,018 · +2.1% YoY. Source: county tax records.