197 E Pearl St · Benson, AZ 85602

$179,900

4 bd · 3.0 ba · 1,651 sqft · SingleFamily public records · 52 Days on market

Built 1940 9,409 sqft lot $109/sqft · at area comps Est $187k · at est.

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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 +20.6/30.0
• ARV discount +9.2/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Benson property offering two separate homes on one corner lot--an excellent opportunity for multi-generational living, rental income, or added guest space. The main 4-bedroom, 3-bath home features a bright living room, dining area with laminate/vinyl flooring. The kitchen is a great gathering place for family & friends. The primary suite includes dual-flush toilet, jetted tub. Exterior highlights include a covered porch, mature trees, chain-link fencing, and north/south exposure. The guest house offers additional living flexibility.

Key facts

• 9,409 sq ft lot
• Built 1940
• Listed 52 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No association fees

Exterior

• Parking:
• Security:
• Utilities: Public sewer; City water
• Home design: Single family residence; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Other roof type
• Exterior features: Chain link fencing; Corner lot; Dirt front yard; Dirt back yard; City-maintained road access; City view

Interior

• Kitchen: Refrigerator included
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Mini split heating; Natural gas heating; Central air conditioning; Evaporative cooling
• Interior features: Eat-in kitchen; Tub with jets; Dual-pane windows; Lever handle hardware
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (1.8% below list).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.5% in Benson — 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 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.
• Zoned schools: Benson Primary School (math 28% / reading 42%, grade F, #466 of 1,109 statewide, top 42%, 560 students, 54% FRL); Benson Middle School (math 29% / reading 39%, grade F, #67 of 218 statewide, top 31%, 295 students, 52% FRL); Benson High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 443 students, 38% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 263 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $187,166
• List price: $179,900
• Delta: -3.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 S Redwood Loop	0.69mi	3/2.0 (-1)	1,644 (-0%)	6mo	$270,000	$164	53
423 S Juniper St	0.68mi	3/2.0 (-1)	1,577 (-4%)	10mo	$272,500	$173	43
234 N Shupe Dr	0.35mi	3/2.0 (-1)	1,450 (-12%)	16mo	$280,000	$193	41
248 N Scott Ave	0.61mi	4/2.0	1,876 (+14%)	9mo	$121,000	$64	38
446 E Mark St	0.25mi	3/1.0 (-1)	1,440 (-13%)	24mo	$179,999	$125	34

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,868
• Equity at exit: $26,824

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,527
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $240

Break-even live

Break-even rent $1,462

Max offer price $179,900

Occupancy floor 81%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 N San Pedro St Benson, AZ	4.0	2.0	1800	$1,900	$1.06	23d	1	0.20mi
264 W 6th St Unit "C" Benson, AZ	3.0	2.0	1120	$1,350	$1.21	43d	1	0.45mi

Listing history 35 events

1. 2026-06-18
   days on market $179,900 Active 52 DOM
2. 2026-06-17
   days on market $179,900 Active 51 DOM
3. 2026-06-16
   days on market $179,900 Active 50 DOM
4. 2026-06-15
   days on market $179,900 Active 49 DOM
5. 2026-06-13
   days on market $179,900 Active 47 DOM
6. 2026-06-13
   days on market $179,900 Active 46 DOM
7. 2026-06-10
   days on market $179,900 Active 44 DOM
8. 2026-06-09
   days on market $179,900 Active 43 DOM
9. 2026-06-08
   days on market $179,900 Active 42 DOM
10. 2026-06-07
    days on market $179,900 Active 41 DOM
11. 2026-06-05
    pricedays on market $179,900 Active 38 DOM
12. 2026-06-03
    days on market $189,900 Active 37 DOM
13. 2026-06-02
    days on market $189,900 Active 36 DOM
14. 2026-06-01
    days on market $189,900 Active 35 DOM
15. 2026-05-31
    days on market $189,900 Active 34 DOM
16. 2026-04-27
    listed $189,900 Active
17. 2026-04-24
    listed $189,950 Active 553-char remark

    Show marketing remark (553 chars)

    Charming Benson property offering two separate homes on one corner lot--an excellent opportunity for multi-generational living, rental income, or added guest space. The main 4-bedroom, 3-bath home features a bright living room, dining area with laminate/vinyl flooring. The kitchen is a great gathering place for family & friends. The primary suite includes dual-flush toilet, jetted tub. Exterior highlights include a covered porch, mature trees, chain-link fencing, and north/south exposure. The guest house offers additional living flexibility.

18. 2024-06-19
    status Pending

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

19. 2024-06-18
    soldstatus $250,000 Closed

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

20. 2024-06-18
    soldstatus $250,000

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

21. 2024-03-02
    historical Active Contingent

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

22. 2024-02-29
    price $266,000

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

23. 2024-02-19
    price $272,000

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

24. 2024-02-14
    listed $172,000 Active

    Show marketing remark (345 chars)

    Remarkable opportunity, 4 Bedroom 2 Bath Primary Home and 2 Bedroom 1 Bath Guest Home on a corner lot. Live in one, rent the other, provide independence for a family member on the same property, ad to your rental portfolio, your imagination is the limit. Homes have had quite a bit of work done and will not disappoint! Come check it out today!

25. 2023-08-22
    historical
26. 2023-06-27
    status Active
27. 2023-06-26
    historical Active Contingent
28. 2023-05-22
    price $276,500
29. 2023-03-01
    listed $278,000 Active
30. 2022-10-06
    status Pending
31. 2022-09-30
    soldstatus $90,000 Closed
32. 2022-09-30
    soldstatus $90,000
33. 2022-08-31
    historical Active Contingent
34. 2022-07-28
    listed $125,000 Active
35. 1988-08-18
    soldstatus $15,000

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/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 8 d/yr ≥101°F today · 21 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: $21,199
• − Mortgage interest: −$10,077
• − Property taxes: −$1,642
• − Insurance: −$900
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,233
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,896/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

+1099.3% since first listed

22 events — show timeline

• 2026-06-04 Price Changed $179,900 ARMLS
• 2026-05-27 Price Changed $179,950 MLSSAZ
• 2026-04-27 Listed $189,900 ARMLS
• 2026-04-24 Listed $189,950 MLSSAZ
• 2024-06-19 Pending — MLSSAZ
• 2024-06-18 Sold (Public Records) $250,000 Public Records
• 2024-06-18 Sold (MLS) $250,000 MLSSAZ
• 2024-03-02 Contingent — MLSSAZ
• 2024-02-29 Price Changed $266,000 MLSSAZ
• 2024-02-19 Price Changed $272,000 MLSSAZ
• 2024-02-14 Listed $172,000 MLSSAZ
• 2023-08-22 Listing Removed — MLSSAZ
• 2023-06-27 Relisted — MLSSAZ
• 2023-06-26 Contingent — MLSSAZ
• 2023-05-22 Price Changed $276,500 MLSSAZ
• 2023-03-01 Listed $278,000 MLSSAZ
• 2022-10-06 Pending — MLSSAZ
• 2022-09-30 Sold (Public Records) $90,000 Public Records
• 2022-09-30 Sold (MLS) $90,000 MLSSAZ
• 2022-08-31 Contingent — MLSSAZ
• 2022-07-28 Listed $125,000 MLSSAZ
• 1988-08-18 Sold (Public Records) $15,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,642 · +72.2% YoY. Source: county tax records.