217 N Tracy Rd · Sunsites, AZ 85625

$128,900

2 bd · 2.0 ba · 1,428 sqft · Townhouse public records · 18 Days on market

Built 1972 4,618 sqft lot Est $131k · 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +8.3/15.0
• 1% rule +5.9/10.0
• 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

Welcome to this beautifully updated 2-bedroom, 2-bath home in the peaceful community of Pearce, Arizona with no HOA. Featuring numerous recent upgrades and a comfortable floor plan, this property is ready for its new owner. Step inside to find a spacious living room, dining area, and an inviting layout designed for easy living. Recent improvements include fresh interior and exterior paint, new carpeting, stainless steel appliances, new ceiling fans, updated light fixtures, new toilets, and new blinds throughout. Enjoy your morning coffee or evening relaxation on the screened porch while taking in the beauty of the surrounding area. The home also features a new HVAC system for year-round com

Key facts

• Recent upgrades
• Rv parking
• Screened porch

Tags

• RECENT UPGRADES
• SPACIOUS LIVING ROOM
• SCREENED PORCH
• NEW HVAC SYSTEM
• CAR CARPORT
• RV PARKING

Property features AI

Finance

• Other: Lot size approximately 4,618 (assessor)
• Financial info: Financing is non-assumable
• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Public sewer; Private water company
• Home design: Patio home; Attached property; Fee simple ownership
• Construction: Painted construction materials; Other construction materials; Built-up roof
• Exterior features: Block fencing; No notable lot features

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Full bath in primary bedroom; Dishwasher
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $129k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 C — 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 $891 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 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 29% 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,966 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $131,376
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 E Irene Cir	0.15mi	2/2.0	1,458 (+2%)	4mo	$106,000	$73	86
1001 E Irene St	0.20mi	2/2.0	1,400 (-2%)	8mo	$120,000	$86	80
1007 E Irene St	0.19mi	2/2.0	1,354 (-5%)	15mo	$140,000	$103	70
1123 E Irene St	0.24mi	2/1.0	1,397 (-2%)	15mo	$128,000	$92	68
242 N Sage St	0.28mi	3/2.0 (+1)	1,557 (+9%)	3mo	$141,500	$91	64
1003 E Irene St	0.20mi	2/1.5	1,315 (-8%)	17mo	$132,000	$100	62
496 Shadow Mountain Ct	0.71mi	2/2.0	1,252 (-12%)	6mo	$140,000	$112	42

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,659
• Equity at exit: $19,219

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $23,225
• Equity at exit: $11,145

Cash invested: $36,092 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $302

Break-even live

Break-even rent $1,017

Max offer price $128,900

Occupancy floor 73%

Sensitivity live

Price	-10% $375	-5% $339	+0% $302	+5% $266	+10% $229
Rent	-10% $192	-5% $247	+0% $302	+5% $358	+10% $413
Rate	-1.0pp $367	-0.5pp $335	base $302	+0.5pp $269	+1.0pp $235

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: $32,225
• Closing costs: $3,867
• 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	24d	1	0.36mi

Listing history 15 events

1. 2026-06-19
   days on market $128,900 Active 18 DOM
2. 2026-06-18
   days on market $128,900 Active 17 DOM
3. 2026-06-17
   days on market $128,900 Active 16 DOM
4. 2026-06-16
   days on market $128,900 Active 15 DOM
5. 2026-06-16
   price $128,900 Active 14 DOM
6. 2026-06-15
   days on market $129,000 Active 14 DOM
7. 2026-06-14
   days on market $129,000 Active 12 DOM
8. 2026-06-12
   days on market $129,000 Active 11 DOM
9. 2026-06-09
   pricedays on market $129,000 Active 8 DOM
10. 2026-06-08
    days on market $129,900 Active 7 DOM
11. 2026-06-07
    days on market $129,900 Active 6 DOM
12. 2026-06-05
    days on market $129,900 Active 4 DOM
13. 2026-06-04
    days on market $129,900 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $129,900 Active 1 DOM

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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 · 14 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: −$7,220
• − Property taxes: −$887
• − Insurance: −$644
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,750
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,242/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

+29.9% since first listed

2 events — show timeline

• 2026-06-01 Listed $129,900 ARMLS
• 2008-11-10 Sold (Public Records) $100,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $887 · +3.0% YoY. Source: county tax records.