Arizona Ranch with
New
For Sale
$849,000
4823 W Tumbleweed Lane, McNeal, AZ 85617
Residential Income, Ranch, Southwestern, Mc Neal, AZ
Property Size4,700 SF
Lot Size20.00 Acres
Price / SF$180.64
Days on Market3
Property Features for 4823 W Tumbleweed Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Cochise - Call
Parking
20
Parking features
RV
Patio and Porch features
Deck
Interior features
Walk-In Closet(s)
Exterior features
Balcony, Barbecue, Built-in Barbecue, Courtyard
Fencing
Chain Link
Appliances
Electric Range, Refrigerator
Lot features
Decorative Gravel, Flower Beds, Shrubs, Sprinklers In Front, Dividable Lot
Elementary school
Greenway
Middle school
Lowell
High school
Bisbee
Elementary school district
Bisbee
Middle school district
Bisbee
High school district
Bisbee
Directions
From Double Adobe Road, Go North on Frontier Road to Tumbleweed Lane*** NOT Tumbleweed Road***down to the end of Tumbleweed Turn Right-South at entrance with Orange Tractor and Ranch Sign ''Rocking E Hideout''
Subdivision
Cochise
Standard status
Active
APN
405070300
Size
4,700 SF
Lot size
20.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E2SWSE SEC 6 22 26 20.00 AC
Legal Description
E2SWSE SEC 6 22 26 20.00 AC
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Electric (Heating), Zoned
Cooling system
Zoned
Water source
Well
Building Details
Year built
1995
Number of units
2
Flooring type
Carpet, Tile, Wood
Building materials
Frame
Roof type
Metal
Architectural style
Ranch
Additional Structures
Greenhouse
Listing Agency:
Pepper Realty
(520) 360-8593
Listed By:
Paula J Sindelar · License #BR532027000
(520) 360-8593
Added: Aug 20
Changed: Aug 22
Last Checked: Aug 22 at 6:06PM
MLS# 22620466
Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Set on 20 acres in McNeal, this ranch property combines a 2,700-square-foot main residence with a separate 2,000-square-foot heated and cooled building. The primary home includes three bedrooms, two and a half bathrooms, a gourmet kitchen, large dining area, family room, media and pool-table room, enclosed patio, and an upstairs deck. A metal roof installed in 2023, zoned mini-split cooling, solar window screens, and a new well pump add updated functional features.
The auxiliary building has water and electricity and is configured as a flexible interior shell that could accommodate a guesthouse, apartment, or duplex conversion. A nine-space tandem garage or hangar is built with 8-inch concrete and engineered for heavy loads. The property also includes three full RV hookups, a workshop, outdoor kitchen, mature fruit trees, lawns with timed drip irrigation, chain-link and snake fencing, a dog run, courtyard, and deck.
The address is 4823 W Tumbleweed Lane, McNeal, Arizona 85617, in Cochise County. Bisbee, Douglas, and Tombstone are each approximately 15 minutes away, and Whitewater Draw is described as a few miles from the property.
The auxiliary building has water and electricity and is configured as a flexible interior shell that could accommodate a guesthouse, apartment, or duplex conversion. A nine-space tandem garage or hangar is built with 8-inch concrete and engineered for heavy loads. The property also includes three full RV hookups, a workshop, outdoor kitchen, mature fruit trees, lawns with timed drip irrigation, chain-link and snake fencing, a dog run, courtyard, and deck.
The address is 4823 W Tumbleweed Lane, McNeal, Arizona 85617, in Cochise County. Bisbee, Douglas, and Tombstone are each approximately 15 minutes away, and Whitewater Draw is described as a few miles from the property.
Key Highlights
- 20‑acre ranch property in McNeal, Arizona
- 2,700‑square‑foot main home paired with a 2,000‑square‑foot heated‑and‑cooled building
- Nine‑space tandem garage or hangar with 8‑inch concrete and heavy‑load engineering
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$24,559
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.89%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$491,180
$491.2K
Cap Rate 7%
$350,843
$350.8K
Cap Rate 9%
$272,878
$272.9K
Market Conditions
NOI Build-Up for 4,700 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$42.9K $9.12/SF
− Vacancy
−$7.8K −$1.66/SF
EGI
$35.1K $7.46/SF
− OpEx
−$10.5K −$2.24/SF
NOI
$24.6K $5.23/SF
Area
Cochise County, AZ
Vacancy
18.15%
Lease Rate
$9.12 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$491,180
Cap Rate 7%
$350,843
Cap Rate 9%
$272,878
Alternative Uses
Best Use
Multifamily LT 5
$350.8K
$307.0K – $409.3K
NOI $24,559 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$319.0K
$279.2K – $372.2K
NOI $22,332 @ 7.0% cap · market cap 2.63%
Theoretical Best
Specialty Retail
$696.4K
$609.4K – $812.5K
NOI $48,751 @ 7.0% cap · market cap 5.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 85617, AZ
1,086
Population
718
Households
1.5
Avg Household Size
57
Median Age
22%
College-Educated
87%
High-School Grad
224.6 sq mi
ZIP Area
5
Density / Sq Mi
$47,837
Median Household Income
$37,283
Median Earnings
$567
Median Rent
$121,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Ranch - Ranch property with a main residence, conditioned auxiliary building, RV hookups, and well water.
Where is this ranch located?
The property is located at 4823 W Tumbleweed Lane McNeal, AZ.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 20‑acre ranch property in McNeal, Arizona; 2,700‑square‑foot main home paired with a 2,000‑square‑foot heated‑and‑cooled building; Nine‑space tandem garage or hangar with 8‑inch concrete and heavy‑load engineering
