10508 N Harris Blvd · Elfrida, AZ 85610

$39,900

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 19 Days on market

Built 1987 2.57 ac lot

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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
• Appreciation +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

FIXER UPPER ON A GREAT LOT IN ELFRIDA AZ

Key facts

• 2.57 acre lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Other: Lot information from assessor
• Financial info: $1,000 annual tax (2025)
• HOA & community: No association fees

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage
• Utilities: Private well for water; Septic tank sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Wood siding and wood frame construction; Composition roof
• Exterior features: Natural desert front and back; Dirt front and back; Chain link and wood fencing; Horses allowed

Interior

• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; Cooling: See remarks
• Interior features: Full bathroom in the primary bedroom; Laundry located inside the home
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#239 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Elfrida Elementary District (4185) (rural): math 20% / reading 25% proficiency, ranked #355 of 501 in AZ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Elfrida Elementary School (math 44% / reading 32%, grade F, #426 of 1,109 statewide, top 38%, 106 students, 74% FRL) — zoned schools at 74% FRL track the district average.
• Zoned-school proficiency averages 38% at this address vs 22% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Elfrida Elementary District (4185) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 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 (-1.1%/yr); year-one equity from $276 of loan paydown is wiped out by about $452 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 (-1.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $39,301 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.66% ✓
• Cap rate: 22.20%
• Cash-on-cash: 56.82%
• DSCR: 3.53
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.3%
• Equity multiple: 3.73×
• Total profit: $30,485
• Equity at exit: $9,374

10-year hold

• IRR: 60.6%
• Equity multiple: 7.54×
• Total profit: $73,083
• Equity at exit: $9,626

Cash invested: $11,172 (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 85610

• Home prices YoY: -0.9%
• Active inventory: 65
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $529

Break-even live

Break-even rent $391

Max offer price $39,900

Occupancy floor 45%

Sensitivity live

Price	-10% $552	-5% $540	+0% $529	+5% $518	+10% $506
Rent	-10% $445	-5% $487	+0% $529	+5% $571	+10% $613
Rate	-1.0pp $549	-0.5pp $539	base $529	+0.5pp $519	+1.0pp $508

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $39,900 Active 19 DOM
2. 2026-06-18
   days on market $39,900 Active 18 DOM
3. 2026-06-17
   days on market $39,900 Active 17 DOM
4. 2026-06-16
   days on market $39,900 Active 16 DOM
5. 2026-06-15
   days on market $39,900 Active 15 DOM
6. 2026-06-14
   days on market $39,900 Active 13 DOM
7. 2026-06-12
   days on market $39,900 Active 12 DOM
8. 2026-06-09
   days on market $39,900 Active 9 DOM
9. 2026-06-08
   days on market $39,900 Active 8 DOM
10. 2026-06-07
    days on market $39,900 Active 7 DOM
11. 2026-06-05
    days on market $39,900 Active 5 DOM
12. 2026-06-04
    days on market $39,900 Active 3 DOM
13. 2026-06-02
    days on market $39,900 Active 2 DOM
14. 2026-06-01
    remarks 41-char remark
15. 2026-06-01
    listed $39,900 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $12,733
• − Mortgage interest: −$2,235
• − Property taxes: −$1,000
• − Insurance: −$200
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,161
• Taxable income: $6,100
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $4,884/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: Elfrida Elementary District (4185)
• NCES district ID: 0402760
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $41,012
• Composite: 22.26/100
• National rank: #13502
• State rank: #355 of 501 in AZ

Livability — Elfrida

• Score: 56/100
• State rank: #239
• US rank: #22504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 708

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 (79%)
• Race & ethnicity: White 79% Asian 10% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Subsaharan African 2%
• Foreign-born: 5% · Canada
• Languages at home: 83% English-only · Other Indo-European 10% Spanish 6%

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: ▼ -1.13%
• Current HPI: 118.1191
• 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

-67.4% since first listed

6 events — show timeline

• 2026-05-28 Listed $39,900 ARMLS
• 2026-05-28 Listed $39,900 MLSSAZ
• 2004-09-13 Sold (MLS) $30,100 MLSSAZ
• 2004-03-15 Listed $31,500 MLSSAZ
• 2001-06-23 Listing Removed — MLSSAZ
• 2001-01-23 Listed $122,500 MLSSAZ

Property tax history

-4.2%/yr

Latest (2025): $1,000 · -0.2% YoY. Source: county tax records.