3300 E Fry Blvd #7 · Sierra Vista, AZ 85635

$35,000

2 bd · 1.5 ba · 925 sqft · Manufactured · 5 Days on market

Built 1970 Fair condition 3,900 sqft lot Est $64k · 45% under

---

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

Welcome to this well-maintained 2-bedroom, 1.5-bath home nestled in the desirable Thunderbird RV Park. Offering a bright and open living area, this home features a functional kitchen with ample storage, a cozy dining space, and comfortable bedrooms for restful nights. The primary suite includes a convenient half bath, while the full bath is for modern comfort. Enjoy relaxing on the covered patio, perfect for morning coffee or evening sunsets. Located in a friendly, active community with easy access to shopping, dining, and local attractions. Ideal for year-round living, move-in ready and waiting for you!

Key facts

• 3,900 sq ft lot
• Parking
• Built 1970

Property features AI

Finance

• HOA & community: Land lease: $500 per month; Association covers sewer, grounds maintenance, street maintenance, trash, and water

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured / Mobile home; Fee simple ownership
• Construction: Aluminum siding; Wood frame construction; Composition roof
• Exterior features: Chain link fencing; Shed(s); Dirt in back yard; Gravel/stone in front yard; Gravel/stone in back yard; Private maintained road

Interior

• Kitchen: Laminate counters; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Laminate counters; Refrigerator; Dishwasher
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 30.8% 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.
• 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: Rents flat; 176 active listings in the ZIP; 15 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 $242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $35,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — 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. 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: 3.46% ✓
• Cap rate: 30.80%
• Cash-on-cash: 87.54%
• DSCR: 4.90
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $63,825
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3595 E Blue Bird Dr	0.33mi	2/1.0	1,063 (+15%)	8mo	$73,000	$69	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 84.7%
• Equity multiple: 4.71×
• Total profit: $36,331
• Equity at exit: $5,219

10-year hold

• IRR: 87.2%
• Equity multiple: 8.82×
• Total profit: $76,626
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $715

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3799 E Foothills Dr Apt 05 (182) Sierra Vista, AZ	2.0	1.0	825	$950	$1.15	43d	1	0.54mi
289 S Highway 92 Sierra Vista, AZ	1.0	1.0	665	$1,316	$1.98	44d	1	0.61mi
289 S Highway 92 Sierra Vista, AZ	2.0	2.0	991	$1,610	$1.62	43d	1	0.61mi
4250 E Foothills Dr Sierra Vista, AZ	1.0–2.0	1.0–2.0	686	$1,150	$1.68	43d	17	0.75mi
4208 Avenue Palermo Unit B Sierra Vista, AZ	3.0	2.0	1026	$1,200	$1.17	43d	1	0.85mi
93 Kings Way Sierra Vista, AZ	2.0–3.0	1.0	905	$875	$0.97	43d	1	0.85mi
4307 Avenida Palermo Sierra Vista, AZ	3.0	2.0	1018	$1,100	$1.08	43d	1	0.87mi
4135 Calle Barona Apt C Sierra Vista, AZ	2.0	1.0	845	$1,175	$1.39	43d	1	0.88mi
4225 Calle Barona Unit C Sierra Vista, AZ	2.0	1.0	761	$825	$1.08	43d	1	0.95mi
409 S Lenzner Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	793	$1,372	$1.73	43d	23	0.97mi
1417 Plaza Merito Unit A Sierra Vista, AZ	2.0	1.0	802	$1,225	$1.53	43d	1	1.07mi
4410 Buena Loma Way Unit D Sierra Vista, AZ	2.0	2.0	1070	$1,025	$0.96	43d	1	1.27mi
800 N Lenzner Ave Sierra Vista, AZ	3.0	2.0	1050	$1,070	$1.02	43d	1	1.29mi
1205 Cottonwood Dr Sierra Vista, AZ	3.0	2.0	1051	$1,400	$1.33	44d	1	1.38mi
1201 Colombo Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	893	$1,592	$1.78	43d	15	1.47mi

Listing history 6 events

1. 2026-06-19
   days on market $35,000 Active 5 DOM
2. 2026-06-18
   days on market $35,000 Active 4 DOM
3. 2026-06-17
   days on market $35,000 Active 3 DOM
4. 2026-06-16
   days on market $35,000 Active 2 DOM
5. 2026-06-15
   remarks 611-char remark
6. 2026-06-15
   listed $35,000 Active 1 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 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: $14,534
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,018
• Taxable income: $8,530
• Est. tax owed @ 24.0%: −$2,047
• After-tax cash flow: $6,532/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

This manufactured home requires moderate renovations, including new siding, HVAC units, and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major HVAC units — Older units need replacement
• Major landscaping — Overgrown bushes need trimming

Value-add opportunities

• Both painting — Fresh paint can improve curb appeal and interior aesthetics
• Both HVAC replacement — Newer units will improve comfort and energy efficiency
• Both landscaping — Trimmed bushes will enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
HVAC units · Older units need replacement	Major	$15,000–50,000
landscaping · Overgrown bushes need trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both HVAC replacement — Newer units will improve comfort and energy efficiency ↑
• Both landscaping — Trimmed bushes will enhance curb appeal and property value ↑

ⓘ 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

1 event — show timeline

• 2026-06-14 Listed $35,000 ARMLS