1396 S Naco Hwy · Bisbee, AZ 85603

$130,900

4 bd · 1.5 ba · 1,862 sqft · SingleFamily public records · 47 Days on market

Built 1957 1.00 ac lot $70/sqft · 47% below area Est $247k · 47% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

A rare chance to secure a highway-side property, minutes from Old Bisbee, one of Arizona's most unique and character-rich communities. Prime highway/frontage opportunity in Bisbee. This property offers excellent views of the mountains and plenty of potential. Ample parking space, and space for future expansion, making it ideal for anyone seeking a high exposure location in Bisbee. The existing interior space hosts multiple layout possibilities, ready for renovation and customization to suit your vision.

Key facts

• Ample parking space
• 1 acre lot
• Garage

Tags

• AMPLE PARKING SPACE
• SPACE FOR FUTURE EXPANSION
• MULTIPLE LAYOUT POSSIBILITIES

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 271 x 80 x 271 (lot area 43,560 sq ft); Zoning: Bisbee - Call
• HOA & community: Paved street

Exterior

• Parking: Detached garage; Covered parking (1 space); Circular driveway; Shared driveway
• Security: Wrought iron security door
• Utilities: Water from a water company; Sewer connected
• Home design: Single-family residence; One story; Faces east
• Construction: Adobe and stucco construction; Built-up and shingle roof
• Exterior features: Covered, enclosed patio; Block, wrought iron and wire fencing; Paved street access; Subdivided lot

Interior

• Kitchen: Dishwasher; Gas range; Gas oven; Microwave
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Mini-split heating with natural gas; Ceiling fans; Evaporative cooling; Ductless cooling
• Interior features: Tankless water heater; Wrought iron security door; Accessibility modifications including roll-in shower and other bath modifications
• Laundry & utility: Washer and dryer (in kitchen); Laundry sink

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $131k).
• Recommended offer: $127k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.1% in Bisbee — 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 61/100 on livability (#151 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Bisbee Unified District (4169) (town): math 10% / reading 19% proficiency, ranked #218 of 249 in AZ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenway Primary School (math 17% / reading 27%, grade F, #687 of 1,109 statewide, top 65%, 212 students, 76% FRL); Lowell School (math 8% / reading 17%, grade F, #174 of 218 statewide, top 81%, 116 students, 66% FRL); Bisbee High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 352 students, 53% FRL).
• Market conditions: 137 active listings in the ZIP; 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 $905 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $69k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,973 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1957 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $247,000
• List price: $130,900
• Delta: -47.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1374 S Naco Hwy	0.02mi	3/3.0 (-1)	2,000 (+7%)	10mo	$215,000	$108	68
17 Nighthawk Ave	0.07mi	3/2.5 (-1)	2,101 (+13%)	5mo	$245,000	$117	62
123 San Jose Dr	0.31mi	3/2.0 (-1)	1,684 (-10%)	13mo	$236,000	$140	52
530 Camino De Nevada --	0.51mi	3/2.0 (-1)	1,660 (-11%)	1mo	$340,000	$205	50
103 Dorothy Dr	0.54mi	3/1.8 (-1)	1,802 (-3%)	16mo	$245,000	$136	50
517 San Jose Dr	0.36mi	3/2.0 (-1)	1,652 (-11%)	9mo	$233,000	$141	50
1415 S Calle DE Jardin --	0.25mi	3/2.0 (-1)	1,618 (-13%)	12mo	$310,000	$192	49
198 Hereford Rd	0.34mi	4/2.0	2,141 (+15%)	12mo	$360,000	$168	47
101 E Turquoise St	0.64mi	4/1.5	2,100 (+13%)	4mo	$230,000	$110	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $598
• Equity at exit: $19,518

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $28,505
• Equity at exit: $11,318

Cash invested: $36,652 (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 85603

• Active inventory: 137
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$686
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $343

Break-even live

Break-even rent $1,025

Max offer price $130,900

Occupancy floor 72%

Sensitivity live

Price	-10% $417	-5% $380	+0% $343	+5% $306	+10% $269
Rent	-10% $228	-5% $285	+0% $343	+5% $401	+10% $458
Rate	-1.0pp $409	-0.5pp $376	base $343	+0.5pp $309	+1.0pp $275

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: $32,725
• Closing costs: $3,927
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $130,900 Active 47 DOM
2. 2026-06-19
   days on market $130,900 Active 45 DOM
3. 2026-06-18
   days on market $130,900 Active 44 DOM
4. 2026-06-17
   days on market $130,900 Active 43 DOM
5. 2026-06-17
   price $130,900 Active 42 DOM
6. 2026-06-16
   days on market $175,000 Active 42 DOM
7. 2026-06-15
   days on market $175,000 Active 41 DOM
8. 2026-06-14
   days on market $175,000 Active 39 DOM
9. 2026-06-12
   days on market $175,000 Active 38 DOM
10. 2026-06-09
    days on market $175,000 Active 35 DOM
11. 2026-06-08
    days on market $175,000 Active 34 DOM
12. 2026-06-07
    days on market $175,000 Active 33 DOM
13. 2026-06-05
    days on market $175,000 Active 30 DOM
14. 2026-06-03
    days on market $175,000 Active 29 DOM
15. 2026-06-02
    pricedays on market $175,000 Active 28 DOM
16. 2026-06-01
    days on market $190,000 Active 27 DOM
17. 2026-05-31
    days on market $190,000 Active 26 DOM
18. 2026-05-30
    days on market $190,000 Active 25 DOM
19. 2026-05-15
    price $190,000 508-char remark
20. 2026-05-05
    listed $200,000 Active 508-char remark
21. 2025-07-23
    historical
22. 2025-05-29
    listed $229,000 Active
23. 2018-12-07
    soldstatus $100,000
24. 2006-03-27
    soldstatus $375,000
25. 1989-11-15
    soldstatus $52,601
26. 1989-11-15
    soldstatus $52,601
27. 1987-05-27
    soldstatus $30,152

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$36/yr (+$3/mo · 4.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 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: $17,514
• − Mortgage interest: −$7,332
• − Property taxes: −$828
• − Insurance: −$654
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,808
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,615/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: Bisbee Unified District (4169)
• NCES district ID: 0401180
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $33,316
• Composite: 11.73/100
• National rank: #9688
• State rank: #218 of 249 in AZ

Livability — Bisbee

• Score: 61/100
• State rank: #151
• US rank: #17700

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bisbee, AZ
• Population (ZIP): 6,798

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 33% Two or more races 23% Native American 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% French/Haitian/Cajun 1% 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: ▼ -180.64%
• Current HPI: 168.8806
• 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

+334.1% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $130,900 MLSSAZ
• 2026-06-01 Price Changed $175,000 MLSSAZ
• 2026-05-15 Price Changed $190,000 MLSSAZ
• 2026-05-05 Listed $200,000 MLSSAZ
• 2025-07-23 Listing Removed — ARMLS
• 2025-05-29 Listed $229,000 ARMLS
• 2018-12-07 Sold (Public Records) $100,000 Public Records
• 2006-03-27 Sold (Public Records) $375,000 Public Records
• 1989-11-15 Sold (Public Records) $52,601 Public Records
• 1989-11-15 Sold (Public Records) $52,601 Public Records
• 1987-05-27 Sold (Public Records) $30,152 Public Records

Property tax history

+1.6%/yr

Latest (2025): $828 · +4.5% YoY. Source: county tax records.