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

$32,500

2 bd · 1.5 ba · 925 sqft · Manufactured · 55 Days on market

Manufactured home Built 1970 Fair condition 3,900 sqft lot $35/sqft · 55% below area ↓ 7% 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
• Schools +3.4/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.8

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $32k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $32k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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: Rents flat; 244 active listings in the ZIP; 15 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; 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,525 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.87% ✓
• Cap rate: 25.20%
• Cash-on-cash: 67.53%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (median comp): $72,170
• List price: $32,500
• Delta: -54.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 E Fry Blvd #48	0.08mi	3/1.5 (+1)	1,056 (+14%)	0mo	$73,500	$70	67
1948 Paseo DE LA Luna -- #9	1.43mi	2/2.0	976 (+6%)	5mo	$155,555	$159	50
4409 Plaza Vista -- Unit D	0.88mi	2/1.0	1,000 (+8%)	2mo	$105,000	$105	47
4424 Plaza Vista - B Vis	0.94mi	3/1.0 (+1)	958 (+4%)	6mo	$90,000	$94	47
4424 Plaza Vis Unit A	0.94mi	3/1.0 (+1)	958 (+4%)	6mo	$125,000	$130	47
1948 Paseo DE LA Luna -- #11	1.43mi	2/2.0	1,051 (+14%)	0mo	$155,000	$147	40
4423 Plaza Vis Unit D	0.91mi	2/1.0	800 (-14%)	0mo	$110,000	$138	40
1936 Paseo DE LA Luna -- #13	1.40mi	2/2.0	1,030 (+11%)	5mo	$160,000	$155	40
5061 E De Medici Dr	1.46mi	3/2.0 (+1)	1,035 (+12%)	1mo	$225,000	$217	37
5000 E Evergreen Dr	1.26mi	3/2.0 (+1)	1,035 (+12%)	1mo	$220,000	$213	37
2315 Santa Maria Dr	0.64mi	3/2.0 (+1)	1,124 (+22%)	2mo	$197,000	$175	36
5158 Leonardo DI Vinci --	1.48mi	3/2.0 (+1)	1,130 (+22%)	0mo	$199,000	$176	33

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: 63.5%
• Equity multiple: 3.71×
• Total profit: $24,633
• Equity at exit: $4,846

10-year hold

• IRR: 66.9%
• Equity multiple: 6.82×
• Total profit: $52,946
• Equity at exit: $2,810

Cash invested: $9,100 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85635

• Home prices YoY: -32.3%
• Rents YoY: 0.0%
• Active inventory: 244
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $933 high
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $512

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 40%

Sensitivity live

Price	-10% $535	-5% $523	+0% $512	+5% $501	+10% $490
Rent	-10% $438	-5% $475	+0% $512	+5% $549	+10% $586
Rate	-1.0pp $529	-0.5pp $520	base $512	+0.5pp $504	+1.0pp $495

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: $8,125
• Closing costs: $975
• Club membership (one-time): —
• 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	93d	1	0.54mi
289 S Highway 92 Sierra Vista, AZ	1.0	1.0	665	$1,316	$1.98	93d	1	0.61mi
289 S Highway 92 Sierra Vista, AZ	2.0	2.0	991	$1,610	$1.62	93d	1	0.61mi
4250 E Foothills Dr Sierra Vista, AZ	1.0–2.0	1.0–2.0	686	$1,150	$1.68	93d	17	0.75mi
4208 Avenue Palermo Unit B Sierra Vista, AZ	3.0	2.0	1026	$1,200	$1.17	93d	1	0.85mi
93 Kings Way Sierra Vista, AZ	2.0–3.0	1.0	905	$875	$0.97	93d	1	0.85mi
4307 Avenida Palermo Sierra Vista, AZ	3.0	2.0	1018	$1,100	$1.08	93d	1	0.87mi
4135 Calle Barona Apt C Sierra Vista, AZ	2.0	1.0	845	$1,175	$1.39	93d	1	0.88mi
4225 Calle Barona Unit C Sierra Vista, AZ	2.0	1.0	761	$825	$1.08	93d	1	0.95mi
409 S Lenzner Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	793	$1,372	$1.73	93d	23	0.97mi
1417 Plaza Merito Unit A Sierra Vista, AZ	2.0	1.0	802	$1,225	$1.53	93d	1	1.07mi
4410 Buena Loma Way Unit D Sierra Vista, AZ	2.0	2.0	1070	$1,025	$0.96	93d	1	1.27mi
800 N Lenzner Ave Sierra Vista, AZ	3.0	2.0	1050	$1,070	$1.02	93d	1	1.29mi
1205 Cottonwood Dr Sierra Vista, AZ	3.0	2.0	1051	$1,400	$1.33	93d	1	1.38mi
1201 Colombo Ave Sierra Vista, AZ	1.0–3.0	1.0–2.0	893	$1,592	$1.78	93d	15	1.47mi

Property features AI

Finance

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

Exterior

• Parking: 1 covered parking space1 carport space
• Utilities: City waterPublic sewer
• Home design: Manufactured / Mobile homeFee simple ownership
• Construction: Aluminum sidingWood frame constructionComposition roof
• Exterior features: Chain link fencingShed(s)Dirt in back yardGravel/stone in front yardGravel/stone in back yardPrivate maintained road

Interior

• Kitchen: Laminate countersRefrigeratorDishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Laminate countersRefrigeratorDishwasher
• Laundry & utility: Community laundry available

Listing history 47 events

1. 2026-08-08
   days on market $32,500 Active 55 DOM
2. 2026-08-07
   days on market $32,500 Active 54 DOM
3. 2026-08-06
   days on market $32,500 Active 53 DOM
4. 2026-08-05
   days on market $32,500 Active 52 DOM
5. 2026-08-04
   days on market $32,500 Active 51 DOM
6. 2026-08-03
   days on market $32,500 Active 50 DOM
7. 2026-07-31
   days on market $32,500 Active 47 DOM
8. 2026-07-30
   days on market $32,500 Active 46 DOM
9. 2026-07-29
   days on market $32,500 Active 45 DOM
10. 2026-07-27
    days on market $32,500 Active 43 DOM
11. 2026-07-25
    days on market $32,500 Active 41 DOM
12. 2026-07-24
    days on market $32,500 Active 40 DOM
13. 2026-07-23
    days on market $32,500 Active 39 DOM
14. 2026-07-22
    days on market $32,500 Active 38 DOM
15. 2026-07-21
    days on market $32,500 Active 37 DOM
16. 2026-07-18
    days on market $32,500 Active 34 DOM
17. 2026-07-16
    days on market $32,500 Active 32 DOM
18. 2026-07-16
    days on market $32,500 Active 31 DOM
19. 2026-07-14
    days on market $32,500 Active 30 DOM
20. 2026-07-13
    days on market $32,500 Active 29 DOM
21. 2026-07-12
    days on market $32,500 Active 28 DOM
22. 2026-07-11
    days on market $32,500 Active 27 DOM
23. 2026-07-10
    days on market $32,500 Active 26 DOM
24. 2026-07-09
    days on market $32,500 Active 25 DOM
25. 2026-07-08
    days on market $32,500 Active 24 DOM
26. 2026-07-07
    days on market $32,500 Active 23 DOM
27. 2026-07-06
    days on market $32,500 Active 22 DOM
28. 2026-07-05
    days on market $32,500 Active 21 DOM
29. 2026-07-04
    days on market $32,500 Active 20 DOM
30. 2026-07-03
    price $32,500 Active 19 DOM
31. 2026-07-03
    days on market $35,000 Active 19 DOM
32. 2026-07-02
    days on market $35,000 Active 18 DOM
33. 2026-07-01
    days on market $35,000 Active 17 DOM
34. 2026-06-30
    days on market $35,000 Active 16 DOM
35. 2026-06-29
    days on market $35,000 Active 15 DOM
36. 2026-06-28
    days on market $35,000 Active 14 DOM
37. 2026-06-28
    days on market $35,000 Active 13 DOM
38. 2026-06-27
    days on market $35,000 Active 12 DOM
39. 2026-06-26
    days on market $35,000 Active 11 DOM
40. 2026-06-22
    days on market $35,000 Active 8 DOM
41. 2026-06-21
    days on market $35,000 Active 7 DOM
42. 2026-06-19
    days on market $35,000 Active 5 DOM
43. 2026-06-18
    days on market $35,000 Active 4 DOM
44. 2026-06-17
    days on market $35,000 Active 3 DOM
45. 2026-06-16
    days on market $35,000 Active 2 DOM
46. 2026-06-15
    remarks 611-char remark
47. 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $11,191
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$945
• Taxable income: $5,984
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $4,709/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 Est. rehab $23,125–$41,625 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate 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): 34,193
• Household income: $61,580
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 13% 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 0.60)
• 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%

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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: ▼ -83.93%
• Current HPI: 175.5821
• Rent YoY: ▬ 0.00%
• 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

Property features AI

Finance

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

Exterior

• Parking: 1 covered parking space1 carport space
• Utilities: City waterPublic sewer
• Home design: Manufactured / Mobile homeFee simple ownership
• Construction: Aluminum sidingWood frame constructionComposition roof
• Exterior features: Chain link fencingShed(s)Dirt in back yardGravel/stone in front yardGravel/stone in back yardPrivate maintained road

Interior

• Kitchen: Laminate countersRefrigeratorDishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Laminate countersRefrigeratorDishwasher
• Laundry & utility: Community laundry available

Price history

-7.1% since first listed

2 events — show timeline

• 2026-07-03 Price Changed $32,500 ARMLS
• 2026-06-14 Listed $35,000 ARMLS