1428 N Cemetery Rd · Benson, AZ 85602

$220,000

3 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 3 Days on market

Built 1977 0.72 ac lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Snowbird's Dream! This high-utility 'lock and leave' property is a rare find. Nestled on nearly a full level acre with 10+ mature mesquites, this home is a private nature reserve for birds and butterflies. Featuring a pull-through site with full RV hookups and an oversized 3-car garage with a 30A workshop. Exceptionally energy-efficient with a brand-new HVAC (<6 months) and sealed ducts, keeping summer bills remarkably low. Inside, enjoy mid-century charm with a vintage 'deli-style' kitchen and formal dining. Updated electrical panel/wiring and 5-stage RO system. Just 2 blocks from the A-rated Pomerene school and 3 miles from I-10 for a fast commute to Tucson or Sierra Vista. Modern utility meets vintage character!

Key facts

• Sealed ducts
• Brand-new hvac
• Full rv hookups

Tags

• FULL RV HOOKUPS
• OVERSIZED 3-CAR GARAGE
• 30A WORKSHOP
• ENERGY-EFFICIENT
• BRAND-NEW HVAC
• SEALED DUCTS

Property features AI

Finance

• Financial info: Current financing: Conventional
• HOA & community: No HOA fees

Exterior

• Parking: Covered parking for 3 vehicles; Detached carport (3 carport spaces); Circular driveway; Over-height garage
• Utilities: Private water company; Septic tank / septic connected
• Home design: Single family residence; Fee simple ownership; Asphalt road access; County maintained road
• Construction: Lap siding; Wood frame construction; Composition roof
• Exterior features: Shed(s); RV hookup; RV access/parking; Gravel/stone front and back; Desert front and back; Storage

Interior

• Kitchen: Dishwasher; Garbage disposal; Reverse osmosis water filtration; Pantry; Laminate counters
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: No interior steps; Pantry; Laminate counters; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $8 ($94/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 $166k (24.4% below list).
• Recommended offer: $166k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Benson — 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 71/100 on livability (#34 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: commute D, employment D, amenities F.
• Pomerene Elementary District (4188) (rural): math 50% / reading 55% proficiency, ranked #112 of 501 in AZ (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pomerene Elementary School (math 47% / reading 42%, grade F, #339 of 1,109 statewide, top 32%, 102 students, 48% FRL).
• Market conditions: 268 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 $190k; 16% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,396 (24.4% below list)

Questions for the listing agent

1. Built in 1977 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-35,254
• Equity at exit: $32,803

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-30,484
• Equity at exit: $19,022

Cash invested: $61,600 (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 85602

• Home prices YoY: -23.4%
• Active inventory: 268
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $8

Break-even live

Break-even rent $1,654

Max offer price $220,000

Occupancy floor 95%

Sensitivity live

Price	-10% $132	-5% $70	+0% $8	+5% $-54	+10% $-117
Rent	-10% $-124	-5% $-58	+0% $8	+5% $74	+10% $139
Rate	-1.0pp $119	-0.5pp $64	base $8	+0.5pp $-49	+1.0pp $-107

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   statusdays on marketlisting id $220,000 Pending 3 DOM
2. 2026-06-18
   days on market $220,000 Under Contract Accepting Backups 37 DOM
3. 2026-06-17
   days on market $220,000 Under Contract Accepting Backups 36 DOM
4. 2026-06-16
   days on market $220,000 Under Contract Accepting Backups 35 DOM
5. 2026-06-15
   days on market $220,000 Under Contract Accepting Backups 34 DOM
6. 2026-06-14
   days on market $220,000 Under Contract Accepting Backups 32 DOM
7. 2026-06-12
   days on market $220,000 Under Contract Accepting Backups 31 DOM
8. 2026-06-09
   days on market $220,000 Under Contract Accepting Backups 28 DOM
9. 2026-06-08
   days on market $220,000 Under Contract Accepting Backups 27 DOM
10. 2026-06-07
    days on market $220,000 Under Contract Accepting Backups 26 DOM
11. 2026-06-05
    days on market $220,000 Under Contract Accepting Backups 24 DOM
12. 2026-06-04
    days on market $220,000 Under Contract Accepting Backups 22 DOM
13. 2026-06-02
    days on market $220,000 Under Contract Accepting Backups 21 DOM
14. 2026-06-01
    days on market $220,000 Under Contract Accepting Backups 20 DOM
15. 2026-05-31
    days on market $220,000 Under Contract Accepting Backups 19 DOM
16. 2026-05-31
    days on market $220,000 Under Contract Accepting Backups 18 DOM
17. 2026-05-15
    historical Under Contract Accepting Backups

    Show marketing remark (727 chars)

    Snowbird's Dream! This high-utility 'lock and leave' property is a rare find. Nestled on nearly a full level acre with 10+ mature mesquites, this home is a private nature reserve for birds and butterflies. Featuring a pull-through site with full RV hookups and an oversized 3-car garage with a 30A workshop. Exceptionally energy-efficient with a brand-new HVAC (&lt;6 months) and sealed ducts, keeping summer bills remarkably low. Inside, enjoy mid-century charm with a vintage 'deli-style' kitchen and formal dining. Updated electrical panel/wiring and 5-stage RO system. Just 2 blocks from the A-rated Pomerene school and 3 miles from I-10 for a fast commute to Tucson or Sierra Vista. Modern utility meets vintage character!

18. 2026-05-15
    status Pending 727-char remark

    Show marketing remark (727 chars)

    Snowbird's Dream! This high-utility 'lock and leave' property is a rare find. Nestled on nearly a full level acre with 10+ mature mesquites, this home is a private nature reserve for birds and butterflies. Featuring a pull-through site with full RV hookups and an oversized 3-car garage with a 30A workshop. Exceptionally energy-efficient with a brand-new HVAC (&lt;6 months) and sealed ducts, keeping summer bills remarkably low. Inside, enjoy mid-century charm with a vintage 'deli-style' kitchen and formal dining. Updated electrical panel/wiring and 5-stage RO system. Just 2 blocks from the A-rated Pomerene school and 3 miles from I-10 for a fast commute to Tucson or Sierra Vista. Modern utility meets vintage character!

19. 2026-05-12
    listed $220,000 Active

    Show marketing remark (727 chars)

    Snowbird's Dream! This high-utility 'lock and leave' property is a rare find. Nestled on nearly a full level acre with 10+ mature mesquites, this home is a private nature reserve for birds and butterflies. Featuring a pull-through site with full RV hookups and an oversized 3-car garage with a 30A workshop. Exceptionally energy-efficient with a brand-new HVAC (&lt;6 months) and sealed ducts, keeping summer bills remarkably low. Inside, enjoy mid-century charm with a vintage 'deli-style' kitchen and formal dining. Updated electrical panel/wiring and 5-stage RO system. Just 2 blocks from the A-rated Pomerene school and 3 miles from I-10 for a fast commute to Tucson or Sierra Vista. Modern utility meets vintage character!

20. 2026-05-12
    listed $220,000 Active 727-char remark

    Show marketing remark (727 chars)

    Snowbird's Dream! This high-utility 'lock and leave' property is a rare find. Nestled on nearly a full level acre with 10+ mature mesquites, this home is a private nature reserve for birds and butterflies. Featuring a pull-through site with full RV hookups and an oversized 3-car garage with a 30A workshop. Exceptionally energy-efficient with a brand-new HVAC (&lt;6 months) and sealed ducts, keeping summer bills remarkably low. Inside, enjoy mid-century charm with a vintage 'deli-style' kitchen and formal dining. Updated electrical panel/wiring and 5-stage RO system. Just 2 blocks from the A-rated Pomerene school and 3 miles from I-10 for a fast commute to Tucson or Sierra Vista. Modern utility meets vintage character!

21. 2026-05-08
    historical
22. 2026-05-08
    historical
23. 2026-05-06
    status Active
24. 2026-04-24
    historical Under Contract Accepting Backups
25. 2026-04-24
    historical Active Contingent
26. 2026-04-11
    price $212,000
27. 2026-04-11
    listed $212,000 Active
28. 2026-03-25
    listed $225,000 Active
29. 2022-05-04
    status Pending
30. 2022-04-29
    soldstatus $190,000 Closed
31. 2022-03-23
    historical Active Contingent
32. 2022-03-18
    listed $189,000 Active
33. 2020-04-30
    soldstatus $75,000
34. 2020-04-30
    soldstatus $75,000
35. 2019-12-04
    listed $75,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$717/yr (+$60/mo · 97.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥101°F today · 20 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: $19,968
• − Mortgage interest: −$12,323
• − Property taxes: −$735
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$6,400
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $1,003/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: Pomerene Elementary District (4188)
• NCES district ID: 0406630
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $41,038
• Composite: 45.91/100
• National rank: #5542
• State rank: #112 of 501 in AZ

Livability — Benson

• Score: 71/100
• State rank: #34
• US rank: #6661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,860

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 13%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -55.74%
• Current HPI: 182.9079
• 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

+193.3% since first listed

19 events — show timeline

• 2026-05-15 Contingent — ARMLS
• 2026-05-15 Pending — MLSSAZ
• 2026-05-12 Listed $220,000 MLSSAZ
• 2026-05-12 Listed $220,000 ARMLS
• 2026-05-08 Listing Removed — ARMLS
• 2026-05-08 Listing Removed — MLSSAZ
• 2026-05-06 Relisted — MLSSAZ
• 2026-04-24 Contingent — ARMLS
• 2026-04-24 Contingent — MLSSAZ
• 2026-04-11 Price Changed $212,000 MLSSAZ
• 2026-04-11 Listed $212,000 ARMLS
• 2026-03-25 Listed $225,000 MLSSAZ
• 2022-05-04 Pending — MLSSAZ
• 2022-04-29 Sold (MLS) $190,000 MLSSAZ
• 2022-03-23 Contingent — MLSSAZ
• 2022-03-18 Listed $189,000 MLSSAZ
• 2020-04-30 Sold (Public Records) $75,000 Public Records
• 2020-04-30 Sold (MLS) $75,000 MLSSAZ
• 2019-12-04 Listed $75,000 MLSSAZ

Property tax history

+0.6%/yr

Latest (2025): $735 · +3.7% YoY. Source: county tax records.