5398 S Campobello Ave · Sierra Vista Southeast, AZ 85650

$169,999

3 bd · 2.0 ba · 980 sqft · Land public records · 70 Days on market

Built 1976 0.83 ac lot $173/sqft · 13% below area Est $195k · 13% 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 +26.1/30.0
• ARV discount +13.3/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• 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

Bank REO! Affixed MH, 3bed 2bath on large parcel, over 3/4 of an acre. Corner lot, paved roads. Home has updates from prior sale in 2023. Seller/Lender offers financing for MH on approval.

Key facts

• 0.83 acre lot
• 2 parking spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% in Sierra Vista Southeast — 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 63/100 on livability (#113 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, schools D, 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: 103 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $195,000
• List price: $169,999
• Delta: -12.82%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,074
• Equity at exit: $25,347

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $18,040
• Equity at exit: $14,698

Cash invested: $47,600 (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 85650

• Active inventory: 103
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$71
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $306

Break-even live

Break-even rent $1,427

Max offer price $169,999

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $169,999 Active 70 DOM
2. 2026-06-18
   days on market $169,999 Active 69 DOM
3. 2026-06-17
   days on market $169,999 Active 68 DOM
4. 2026-06-16
   days on market $169,999 Active 67 DOM
5. 2026-06-15
   days on market $169,999 Active 66 DOM
6. 2026-06-14
   days on market $169,999 Active 64 DOM
7. 2026-06-12
   days on market $169,999 Active 63 DOM
8. 2026-06-09
   days on market $169,999 Active 60 DOM
9. 2026-06-08
   days on market $169,999 Active 59 DOM
10. 2026-06-07
    days on market $169,999 Active 58 DOM
11. 2026-06-05
    days on market $169,999 Active 55 DOM
12. 2026-06-03
    days on market $169,999 Active 54 DOM
13. 2026-06-02
    days on market $169,999 Active 53 DOM
14. 2026-06-01
    days on market $169,999 Active 52 DOM
15. 2026-05-31
    days on market $169,999 Active 51 DOM
16. 2026-05-30
    days on market $169,999 Active 50 DOM
17. 2026-04-10
    listed $174,999 Active 191-char remark

    Show marketing remark (191 chars)

    Bank REO! Affixed MH, 3bed 2bath on large parcel, over 3/4 of an acre. Corner lot, paved roads. Home has updates from prior sale in 2023. Seller/Lender offers financing for MH on approval.

18. 2023-07-13
    soldstatus $140,000
19. 2023-06-30
    soldstatus $140,000 Closed 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

20. 2023-06-16
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

21. 2023-05-04
    historical Under Contract Accepting Backups 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

22. 2023-05-04
    listed $139,999 Active 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

23. 2023-05-03
    soldstatus $140,000 Closed 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

24. 2023-03-17
    historical Under Contract Accepting Backups 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

25. 2023-03-09
    price $139,999 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

26. 2023-01-18
    price $148,000 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

27. 2022-12-19
    price $155,000 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

28. 2022-12-14
    status Active 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

29. 2022-11-11
    historical Under Contract Accepting Backups 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

30. 2022-10-19
    price $150,000 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

31. 2022-09-07
    price $155,000 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

32. 2022-08-24
    listed $160,000 Active 194-char remark

    Show marketing remark (194 chars)

    Don't miss out on this move in ready 3 bedroom 2 bathroom home on almost an acre-horse property with beautiful mountain views! Owners are licensed Real Estate Agents in the state of Arizona.

33. 2022-03-07
    soldstatus $47,000
34. 2007-02-27
    soldstatus $60,000
35. 2006-04-07
    soldstatus $30,000

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $1,122 · $93/mo
• Expected delta: +$641/yr (+$53/mo · 133.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 69% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 24 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: $21,773
• − Mortgage interest: −$9,523
• − Property taxes: −$481
• − Insurance: −$2,352
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,945
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,432/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 Southeast

• Score: 63/100
• State rank: #113
• US rank: #15230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra Vista Southeast, AZ
• County: Cochise County · 49,069 people
• City population: 14,154
• Metro: Sierra Vista-Douglas, AZ
• Population (ZIP): 14,876
• Household income: $91,654
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 180.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 19% Black 2% Asian 2% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Korean 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: ▼ -101.13%
• Current HPI: 137.3428
• Rent YoY: —
• 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

+483.3% since first listed

19 events — show timeline

• 2026-04-10 Listed $174,999 ARMLS
• 2023-07-13 Sold (Public Records) $140,000 Public Records
• 2023-06-30 Sold (MLS) $140,000 ARMLS
• 2023-06-16 Pending — ARMLS
• 2023-05-04 Contingent — ARMLS
• 2023-05-04 Listed $139,999 ARMLS
• 2023-05-03 Sold (MLS) $140,000 ARMLS
• 2023-03-17 Contingent — ARMLS
• 2023-03-09 Price Changed $139,999 ARMLS
• 2023-01-18 Price Changed $148,000 ARMLS
• 2022-12-19 Price Changed $155,000 ARMLS
• 2022-12-14 Relisted — ARMLS
• 2022-11-11 Contingent — ARMLS
• 2022-10-19 Price Changed $150,000 ARMLS
• 2022-09-07 Price Changed $155,000 ARMLS
• 2022-08-24 Listed $160,000 ARMLS
• 2022-03-07 Sold (Public Records) $47,000 Public Records
• 2007-02-27 Sold (Public Records) $60,000 Public Records
• 2006-04-07 Sold (Public Records) $30,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $481 · +0.4% YoY. Source: county tax records.