932 Cactus Wren Ln · Sierra Vista, AZ 85635

$219,000

4 bd · 2.0 ba · 2,049 sqft · SingleFamily public records · 33 Days on market

Built 1969 0.57 ac lot $107/sqft · 32% below area Est $324k · 32% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this home in Sierra Vista, a community known for its scenic mountain views, mild climate, and proximity to Fort Huachuca. This property offers a solid layout and great bones, ready for your personal touch. This is a fixer-upper, as it will need TLC to be fully ready to be home. Set on a spacious lot, there's plenty of room to create your outdoor space while enjoying the peaceful surroundings Sierra Vista is known for. Whether you're looking for a primary residence or an investment opportunity, this home presents excellent potential in a desirable and growing area. Don't miss the chance to add value and make it your own in one of Southern Arizona's most welcoming countries.

Key facts

• Spacious lot
• 0.57 acre lot
• Built 1969

Tags

• SCENIC MOUNTAIN VIEWS
• SPACIOUS LOT
• PEACEFUL SURROUNDINGS
• PROXIMITY TO FORT HUACHUCA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $188k (14.0% below list).
• Recommended offer: $188k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Market conditions: Rents flat; 176 active listings in the ZIP; 6 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).
• This rent runs 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 15% 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,394 (14.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.86% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $323,624
• List price: $219,000
• Delta: -32.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2665 Paseo Media --	0.16mi	3/2.0 (-1)	1,952 (-5%)	7mo	$315,000	$161	74
816 Calle Rosa --	0.12mi	3/2.0 (-1)	1,913 (-7%)	8mo	$349,900	$183	72
2664 Quail Run Dr	0.20mi	3/2.0 (-1)	1,866 (-9%)	3mo	$285,000	$153	69
2796 Paseo Media --	0.17mi	3/2.0 (-1)	1,861 (-9%)	5mo	$250,000	$134	68
3841 Redwing Pl	0.69mi	4/2.0	2,042 (-0%)	1mo	$295,000	$144	66
1032 Rain Flower Ln Lot 16	0.62mi	4/2.0	2,081 (+2%)	4mo	$591,039	$284	65
2200 E Foothills Dr	0.32mi	3/2.0 (-1)	1,817 (-11%)	3mo	$299,900	$165	59
2331 E Cristina Ave	0.31mi	3/2.0 (-1)	2,289 (+12%)	6mo	$374,900	$164	56
3347 Greenwood Dr	0.39mi	4/2.0	1,741 (-15%)	2mo	$307,500	$177	55
3017 Dove Dr	0.44mi	3/2.0 (-1)	1,861 (-9%)	6mo	$238,000	$128	54
2933 Cardinal Dr	0.41mi	3/2.0 (-1)	1,780 (-13%)	2mo	$290,100	$163	52
1653 Middle Creek Ln Lot 7	0.56mi	3/2.0 (-1)	1,804 (-12%)	5mo	$485,000	$269	45

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-31,529
• Equity at exit: $32,654

10-year hold

• IRR: -11.4%
• Equity multiple: 0.40×
• Total profit: $-36,804
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $150

Break-even live

Break-even rent $1,694

Max offer price $219,000

Occupancy floor 87%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3547 Briarwood Dr Sierra Vista, AZ	3.0	2.0	1686	$2,100	$1.25	43d	1	0.51mi
3865 Redwing Pl Sierra Vista, AZ	3.0	2.0	1775	$1,550	$0.87	43d	1	0.68mi
3733 Sparrow Dr Sierra Vista, AZ	3.0	2.0	1866	$1,550	$0.83	44d	1	0.75mi
1994 Willow Oak Ln Sierra Vista, AZ	4.0	2.0	2422	$2,200	$0.91	43d	1	0.97mi
3000 Calle Cobre Sierra Vista, AZ	4.0	2.0	1889	$1,875	$0.99	43d	1	1.17mi
1475 Via Viento Sierra Vista, AZ	4.0	2.0	2001	$1,800	$0.90	43d	1	1.17mi

Listing history 7 events

1. 2026-05-16
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in this home in Sierra Vista, a community known for its scenic mountain views, mild climate, and proximity to Fort Huachuca. This property offers a solid layout and great bones, ready for your personal touch. This is a fixer-upper, as it will need TLC to be fully ready to be home. Set on a spacious lot, there's plenty of room to create your outdoor space while enjoying the peaceful surroundings Sierra Vista is known for. Whether you're looking for a primary residence or an investment opportunity, this home presents excellent potential in a desirable and growing area. Don't miss the chance to add value and make it your own in one of Southern Arizona's most welcoming countries.

2. 2026-05-12
   historical Under Contract Accepting Backups 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in this home in Sierra Vista, a community known for its scenic mountain views, mild climate, and proximity to Fort Huachuca. This property offers a solid layout and great bones, ready for your personal touch. This is a fixer-upper, as it will need TLC to be fully ready to be home. Set on a spacious lot, there's plenty of room to create your outdoor space while enjoying the peaceful surroundings Sierra Vista is known for. Whether you're looking for a primary residence or an investment opportunity, this home presents excellent potential in a desirable and growing area. Don't miss the chance to add value and make it your own in one of Southern Arizona's most welcoming countries.

3. 2026-04-22
   price $219,000 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in this home in Sierra Vista, a community known for its scenic mountain views, mild climate, and proximity to Fort Huachuca. This property offers a solid layout and great bones, ready for your personal touch. This is a fixer-upper, as it will need TLC to be fully ready to be home. Set on a spacious lot, there's plenty of room to create your outdoor space while enjoying the peaceful surroundings Sierra Vista is known for. Whether you're looking for a primary residence or an investment opportunity, this home presents excellent potential in a desirable and growing area. Don't miss the chance to add value and make it your own in one of Southern Arizona's most welcoming countries.

4. 2026-04-13
   listed $239,000 Active 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits in this home in Sierra Vista, a community known for its scenic mountain views, mild climate, and proximity to Fort Huachuca. This property offers a solid layout and great bones, ready for your personal touch. This is a fixer-upper, as it will need TLC to be fully ready to be home. Set on a spacious lot, there's plenty of room to create your outdoor space while enjoying the peaceful surroundings Sierra Vista is known for. Whether you're looking for a primary residence or an investment opportunity, this home presents excellent potential in a desirable and growing area. Don't miss the chance to add value and make it your own in one of Southern Arizona's most welcoming countries.

5. 2026-04-03
   historical
6. 2026-03-26
   listed $239,000 Active
7. 2009-02-06
   soldstatus $190,000

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$263/yr (+$22/mo · 22.3%)

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 19 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: $22,607
• − Mortgage interest: −$12,267
• − Property taxes: −$1,182
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,371
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $2,263/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: 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

+15.3% since first listed

7 events — show timeline

• 2026-05-16 Pending — ARMLS
• 2026-05-12 Contingent — ARMLS
• 2026-04-22 Price Changed $219,000 ARMLS
• 2026-04-13 Listed $239,000 ARMLS
• 2026-04-03 Listing Removed — ARMLS
• 2026-03-26 Listed $239,000 ARMLS
• 2009-02-06 Sold (Public Records) $190,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,182 · +0.0% YoY. Source: county tax records.