4923 E Camino Principal -- #24 · Sierra Vista, AZ 85650

$72,500

3 bd · 2.0 ba · 1,078 sqft · Manufactured · 166 Days on market

Manufactured home Built 1981 Good condition $67/sqft · 54% below area ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.9

Listing remarks MLS

This beautifully updated 3-bedroom, 2-bathroom home is truly move-in ready! Tucked away at the end of a quiet street with no through traffic, it offers privacy and peace in a desirable location. Enjoy the convenience of two shaded carports and relax or entertain on the extended patio. Inside, you'll find upgraded flooring throughout, creating a fresh and modern feel. The kitchen is a standout feature, showcasing gorgeous new cabinets paired with stylish butcher block countertops--perfect for both everyday living and hosting guests. With Energy Star windows and an efficient A/C system, this home stays comfortable year-round while helping keep energy costs down. Don't miss your chance to own this inviting, well-appointed home! SELLER OFFERING TO PAY FIRST 3 MONTHS LOT RENT!

Key facts

• Two shaded carports
• Upgraded flooring
• New cabinets

Tags

• TWO SHADED CARPORTS
• EXTENDED PATIO
• UPGRADED FLOORING
• NEW CABINETS
• BUTCHER BLOCK COUNTERTOPS
• ENERGY STAR WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.1% 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: Huachuca Mountain Elementary School (math 38% / reading 52%, grade D-, #334 of 1,109 statewide, top 30%, 416 students, 34% 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 37% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.99%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $159,099
• List price: $72,500
• Delta: -54.43%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4965 E Ironwood Cir	1.33mi	3/2.0	1,121 (+4%)	2mo	$149,000	$133	57
4350 Big Bend St	1.18mi	2/2.0 (-1)	1,097 (+2%)	4mo	$230,000	$210	54
3226 Ridge Crest St	0.98mi	3/2.0	1,150 (+7%)	3mo	$245,000	$213	52
4501 E Anderson St	1.26mi	3/2.0	1,154 (+7%)	4mo	$175,000	$152	50
2863 Glengarry Way	1.47mi	2/2.0 (-1)	1,132 (+5%)	9mo	$269,500	$238	44
4464 Big Bend St	1.20mi	2/2.0 (-1)	1,143 (+6%)	7mo	$240,000	$210	44
2388 Candlewood Dr	1.22mi	2/2.0 (-1)	1,178 (+9%)	3mo	$256,600	$218	42
4932 E Bevers St	1.45mi	3/2.0	1,248 (+16%)	1mo	$157,000	$126	39
4324 Deanna Dr	1.04mi	3/2.0	1,285 (+19%)	2mo	$320,000	$249	38
2657 Candlewood Dr	1.10mi	2/2.0 (-1)	1,258 (+17%)	3mo	$265,000	$211	32
3150 Candlewood Way	1.00mi	2/2.0 (-1)	1,251 (+16%)	4mo	$269,900	$216	31
3097 Candlewood Way	1.07mi	2/2.0 (-1)	1,300 (+21%)	5mo	$265,000	$204	31

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: 34.0%
• Equity multiple: 2.44×
• Total profit: $29,206
• Equity at exit: $10,810

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $78,227
• Equity at exit: $6,268

Cash invested: $20,300 (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 85650

• Active inventory: 121
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $643

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 51%

Sensitivity live

Price	-10% $693	-5% $668	+0% $643	+5% $618	+10% $593
Rent	-10% $528	-5% $585	+0% $643	+5% $700	+10% $757
Rate	-1.0pp $679	-0.5pp $661	base $643	+0.5pp $624	+1.0pp $605

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: $18,125
• Closing costs: $2,175
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Lemoor Ct Sierra Vista, AZ	2.0	2.0	1268	$1,625	$1.28	93d	1	1.07mi
4413 Redwood St Sierra Vista, AZ	3.0	2.0	1358	$1,700	$1.25	93d	1	1.14mi
4488 Resort Dr Sierra Vista, AZ	3.0	2.0	1401	$1,700	$1.21	93d	1	1.17mi

Listing history 50 events

1. 2026-08-08
   days on market $72,500 Active 166 DOM
2. 2026-08-07
   days on market $72,500 Active 165 DOM
3. 2026-08-06
   days on market $72,500 Active 164 DOM
4. 2026-08-05
   days on market $72,500 Active 163 DOM
5. 2026-08-04
   days on market $72,500 Active 162 DOM
6. 2026-08-03
   days on market $72,500 Active 161 DOM
7. 2026-07-31
   days on market $72,500 Active 158 DOM
8. 2026-07-30
   days on market $72,500 Active 157 DOM
9. 2026-07-29
   days on market $72,500 Active 156 DOM
10. 2026-07-27
    days on market $72,500 Active 154 DOM
11. 2026-07-25
    days on market $72,500 Active 152 DOM
12. 2026-07-24
    days on market $72,500 Active 151 DOM
13. 2026-07-23
    days on market $72,500 Active 150 DOM
14. 2026-07-22
    days on market $72,500 Active 149 DOM
15. 2026-07-21
    days on market $72,500 Active 148 DOM
16. 2026-07-18
    days on market $72,500 Active 145 DOM
17. 2026-07-16
    days on market $72,500 Active 143 DOM
18. 2026-07-16
    days on market $72,500 Active 142 DOM
19. 2026-07-14
    days on market $72,500 Active 141 DOM
20. 2026-07-13
    days on market $72,500 Active 140 DOM
21. 2026-07-12
    days on market $72,500 Active 139 DOM
22. 2026-07-11
    days on market $72,500 Active 138 DOM
23. 2026-07-10
    days on market $72,500 Active 137 DOM
24. 2026-07-09
    days on market $72,500 Active 136 DOM
25. 2026-07-08
    days on market $72,500 Active 135 DOM
26. 2026-07-07
    days on market $72,500 Active 134 DOM
27. 2026-07-06
    days on market $72,500 Active 133 DOM
28. 2026-07-05
    days on market $72,500 Active 132 DOM
29. 2026-07-04
    days on market $72,500 Active 131 DOM
30. 2026-07-03
    days on market $72,500 Active 130 DOM
31. 2026-07-02
    days on market $72,500 Active 129 DOM
32. 2026-07-01
    days on market $72,500 Active 128 DOM
33. 2026-06-30
    days on market $72,500 Active 127 DOM
34. 2026-06-29
    days on market $72,500 Active 126 DOM
35. 2026-06-28
    days on market $72,500 Active 125 DOM
36. 2026-06-28
    days on market $72,500 Active 124 DOM
37. 2026-06-27
    days on market $72,500 Active 123 DOM
38. 2026-06-26
    days on market $72,500 Active 122 DOM
39. 2026-06-22
    days on market $72,500 Active 119 DOM
40. 2026-06-21
    days on market $72,500 Active 118 DOM
41. 2026-06-19
    days on market $72,500 Active 116 DOM
42. 2026-06-18
    days on market $72,500 Active 115 DOM
43. 2026-06-17
    days on market $72,500 Active 114 DOM
44. 2026-06-16
    days on market $72,500 Active 113 DOM
45. 2026-06-15
    days on market $72,500 Active 112 DOM
46. 2026-06-14
    days on market $72,500 Active 110 DOM
47. 2026-06-12
    days on market $72,500 Active 109 DOM
48. 2026-06-09
    days on market $72,500 Active 106 DOM
49. 2026-06-08
    days on market $72,500 Active 105 DOM
50. 2026-06-07
    days on market $72,500 Active 104 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 20 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: $17,373
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,109
• Taxable income: $6,973
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $6,039/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 · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $5,390–$16,170 screening

This beautifully updated 3-bedroom, 2-bathroom home is move-in ready with good condition and minimal repairs needed. The kitchen and bathrooms are particularly well-maintained, and the home's curb appeal is strong.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Reorganizing the kitchen cabinets for better functionality — Improved organization increases usability and value ↑
• Resale Upgrading the flooring in the bathrooms — High-quality flooring in bathrooms enhances overall home value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Huachuca Mountain Elementary School D- AZ #334/1,109 Nat'l #15,897/41,679 Middle Joyce Clark Middle School F AZ #70/218 Nat'l #8,188/14,009 High Buena High School F AZ #202/381 Nat'l #13,437/17,239

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

A Composite livability gradescore 80/100

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 · 113,402 people
• City population: 49,069
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 14,876
• Household income: $91,654
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 19% Black 2% Asian 2% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Korean 1%

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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: ▼ -101.13%
• Current HPI: 137.3428
• Rent YoY: —
• Metro: Sierra Vista-Douglas, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-7.6% since first listed

5 events — show timeline

• 2026-02-24 Listed $72,500 ARMLS
• 2026-02-14 Listing Removed — ARMLS
• 2026-01-07 Price Changed $72,500 ARMLS
• 2025-10-14 Price Changed $76,500 ARMLS
• 2025-08-13 Listed $78,500 ARMLS