4932 E Bevers St · Sierra Vista Southeast, AZ 85650

$157,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 14 Days on market

Built 1981 1.00 ac lot Est $206k · 24% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Here's a great 3 bedroom, 2 bath block home on over an acre of land! This lovely home features a bright eat-in kitchen with newer refrigerator and stove, beautiful laminate wood flooring throughout the main living area, a separate bonus room (in addition to the living room) with a fireplace, and a spacious laundry/storage room. You'll love the mountain views and large, covered patio. There's also a fenced yard for pets and gated entry. Owner needs to close after October 25th. Make an appointment today to see this home!

Key facts

• Recent updates
• Utility room
• Fenced back yard

Tags

• LIVING ROOM
• FAMILY ROOM
• UTILITY ROOM
• WALK IN CLOSETS
• FENCED BACK YARD
• RECENT UPDATES

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: RV access and RV gate
• Utilities: Private water company; Septic (in and connected)
• Home design: Single family residence; Fee simple ownership
• Construction: Slump block construction; Built-up roof
• Exterior features: Natural desert front and back; Panoramic and mountain views; County-maintained road; Asphalt road access; See remarks regarding fencing

Interior

• Kitchen: Laminate counters
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Evaporative cooling
• Interior features: High-speed internet; 3/4 bath in master bedroom; Laminate countertops; Dual-pane windows; See remarks
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Cap rate 10.7% 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-, amenities F, commute 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.
• Zoned schools: Huachuca Mountain Elementary School (math 38% / reading 52%, grade D-, #334 of 1,109 statewide, top 30%, 416 students, 34% FRL); Joyce Clark Middle School (math 26% / reading 39%, grade F, #70 of 218 statewide, top 32%, 670 students, 46% FRL); Buena High School (math 19% / reading 29%, grade F, #202 of 381 statewide, top 54%, 1,836 students, 32% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4932 E Bevers St	0.00mi	3/2.0	1,248 (0%)	0mo	$157,000	$126	100
4952 S San Carlos Ave	0.70mi	3/2.0	1,305 (+5%)	22mo	$215,000	$165	42

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $11,521
• Equity at exit: $23,409

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $57,610
• Equity at exit: $13,574

Cash invested: $43,960 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $580

Break-even live

Break-even rent $1,298

Max offer price $157,000

Occupancy floor 66%

Sensitivity live

Price	-10% $669	-5% $625	+0% $580	+5% $536	+10% $492
Rent	-10% $420	-5% $500	+0% $580	+5% $661	+10% $741
Rate	-1.0pp $659	-0.5pp $620	base $580	+0.5pp $540	+1.0pp $498

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 Redwood St Sierra Vista, AZ	3.0	2.0	1358	$1,700	$1.25	45d	1	1.30mi
4488 Resort Dr Sierra Vista, AZ	3.0	2.0	1401	$1,700	$1.21	45d	1	1.33mi

Listing history 21 events

1. 2026-05-05
   status Pending
2. 2026-05-05
   listed $157,000 Active
3. 2026-05-04
   soldstatus Closed
4. 2026-04-14
   status Pending
5. 2026-03-30
   listed $157,000 Active
6. 2025-09-20
   status Active
7. 2025-09-02
   status Pending
8. 2025-09-02
   historical
9. 2025-07-17
   price $225,000
10. 2025-06-18
    price $230,000
11. 2025-05-28
    price $240,000
12. 2025-04-21
    price $245,000
13. 2025-04-13
    price $250,000
14. 2025-04-01
    listed $260,000 Active
15. 2021-10-26
    soldstatus $205,000 Closed 524-char remark

    Show marketing remark (524 chars)

    Here's a great 3 bedroom, 2 bath block home on over an acre of land! This lovely home features a bright eat-in kitchen with newer refrigerator and stove, beautiful laminate wood flooring throughout the main living area, a separate bonus room (in addition to the living room) with a fireplace, and a spacious laundry/storage room. You'll love the mountain views and large, covered patio. There's also a fenced yard for pets and gated entry. Owner needs to close after October 25th. Make an appointment today to see this home!

16. 2021-10-26
    soldstatus $205,000

    Show marketing remark (524 chars)

    Here's a great 3 bedroom, 2 bath block home on over an acre of land! This lovely home features a bright eat-in kitchen with newer refrigerator and stove, beautiful laminate wood flooring throughout the main living area, a separate bonus room (in addition to the living room) with a fireplace, and a spacious laundry/storage room. You'll love the mountain views and large, covered patio. There's also a fenced yard for pets and gated entry. Owner needs to close after October 25th. Make an appointment today to see this home!

17. 2021-09-05
    historical Under Contract Accepting Backups 524-char remark

    Show marketing remark (524 chars)

    Here's a great 3 bedroom, 2 bath block home on over an acre of land! This lovely home features a bright eat-in kitchen with newer refrigerator and stove, beautiful laminate wood flooring throughout the main living area, a separate bonus room (in addition to the living room) with a fireplace, and a spacious laundry/storage room. You'll love the mountain views and large, covered patio. There's also a fenced yard for pets and gated entry. Owner needs to close after October 25th. Make an appointment today to see this home!

18. 2021-08-06
    listed $210,000 Active 524-char remark

    Show marketing remark (524 chars)

    Here's a great 3 bedroom, 2 bath block home on over an acre of land! This lovely home features a bright eat-in kitchen with newer refrigerator and stove, beautiful laminate wood flooring throughout the main living area, a separate bonus room (in addition to the living room) with a fireplace, and a spacious laundry/storage room. You'll love the mountain views and large, covered patio. There's also a fenced yard for pets and gated entry. Owner needs to close after October 25th. Make an appointment today to see this home!

19. 2019-10-25
    soldstatus $133,000
20. 2017-04-18
    soldstatus $67,000
21. 2005-02-25
    soldstatus $137,000

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 21 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: $24,393
• − Mortgage interest: −$8,794
• − Property taxes: −$1,641
• − Insurance: −$785
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$4,567
• Taxable income: $4,703
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $5,836/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

+14.6% since first listed

21 events — show timeline

• 2026-05-05 Pending — ARMLS
• 2026-05-05 Listed $157,000 ARMLS
• 2026-05-04 Sold (MLS) — ARMLS
• 2026-04-14 Pending — ARMLS
• 2026-03-30 Listed $157,000 ARMLS
• 2025-09-20 Relisted — ARMLS
• 2025-09-02 Pending — ARMLS
• 2025-09-02 Listing Removed — ARMLS
• 2025-07-17 Price Changed $225,000 ARMLS
• 2025-06-18 Price Changed $230,000 ARMLS
• 2025-05-28 Price Changed $240,000 ARMLS
• 2025-04-21 Price Changed $245,000 ARMLS
• 2025-04-13 Price Changed $250,000 ARMLS
• 2025-04-01 Listed $260,000 ARMLS
• 2021-10-26 Sold (Public Records) $205,000 Public Records
• 2021-10-26 Sold (MLS) $205,000 ARMLS
• 2021-09-05 Contingent — ARMLS
• 2021-08-06 Listed $210,000 ARMLS
• 2019-10-25 Sold (Public Records) $133,000 Public Records
• 2017-04-18 Sold (Public Records) $67,000 Public Records
• 2005-02-25 Sold (Public Records) $137,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,641 · +1.3% YoY. Source: county tax records.