Best Investment Opportunity
Shepherd Hills Rd : Pearce, AZ 85625
Cochise County, Arizona
Land Description
Owner Financing Available:
Option 1: $200 down, $200/Month for 80 months
Option 2: $375 down, $375/Month for 31 months
Option 3: $575 down, $575/Month for 18 months
Cash Price: $10,925
Look, I'm going to be straight with you. While everyone else is dumping money into sketchy crypto or watching their savings get eaten alive by inflation, you could be owning a tangible piece of Arizona real estate for the price of a couple streaming subscriptions and takeout dinners each month. This isn't some get-rich-quick scheme - it's 5.02 acres of actual dirt in Cochise County, one of the most undervalued markets in the Southwest. And here's the kicker: you can lock it in for just $200 down.
Think about that for a second. Two hundred bucks. That's what most people blow on a weekend they won't remember. But this? This is something you'll own forever.
Property Details:
Address: Off Shepherd Hills Rd, Pearce, AZ 85625
Size: 5.02 acres (218,671 sq ft)
Apn: 401-21-301
Legal Description: Sun Sites Ranches 3 Lot 4 Blk 2
Gps Coordinates: 31.8915, -109.56416
Elevation: 4,550 feet
Annual Taxes: $77.92 (yes, you read that right - less than $80 a year.)
Terrain: Flat with brush - ready for your plans
Lot Dimensions: 330 ft x 665 ft
Zoning & Development Options:
Zoning: Ru-4 (Rural, one dwelling per 4 acres)
Allowed Structures: Single-family homes, mobile homes, tiny homes (296 sq ft minimum)
Build Timeline: Building permits good for 6 months
RV Use: Allowed as accessory use with established primary dwelling (15 days without permit, up to 6 months with temporary use permit)
Rental Potential: County doesn't regulate short-term vacation rentals
Access & Utilities:
Road Access: Dirt road access via Shepherd Hills Rd (off-road vehicle recommended)
Water: Well or alternative system needed
Sewer: Septic system required
Power: Contact Sulphur Springs Valley Electric Co-Op or use solar/alternative power
Waste: Sulphur Springs Sanitation available or self-haul to transfer station
Location Advantages: You're positioned perfectly in Cochise County - one of Arizona's best-kept secrets for land investment. Tucson is just 1 hour 45 minutes away, giving you access to a major metropolitan market. Willcox, your closest town with full services, is under 50 minutes. The area is growing steadily as more people discover the appeal of southeastern Arizona's wide-open spaces, mountain views, and affordable living.
The Chiricahua Mountains and nearby attractions like Chiricahua Natural Bridge and Amerind Museum are drawing more tourists and outdoor enthusiasts to the region. That means increasing interest in the area - and that's exactly what drives land values up over time.
Why This Property Makes Financial Sense:
Here's what nobody tells you about land investment: it's one of the few assets that doesn't depreciate, doesn't require constant maintenance, and can't be hacked or stolen. No property management headaches. No tenant drama. No HOA breathing down your neck telling you what color you can paint your fence.
The math is simple. At $200 a month, you're paying less than most people spend on car insurance. For that, you get:
A real, tangible asset that's 100% yours when paid off
Property in a county where land values have been climbing as people flee overpriced markets
Annual taxes under $80 - that's less than $7 a month
The flexibility to hold it, build on it, or flip it when the time is right
And let's talk about that cash price: $10,925. That's it. Most people spend more than that on a used car that'll be worthless in five years. This land? It'll still be here long after that car is in the junkyard.
The Investment Angle:
Cochise County is positioned for growth. With its proximity to Tucson, stunning natural scenery, bird-watching paradise (over 400 species.), dark skies perfect for stargazing, and attractions like Kartchner Caverns and Chiricahua National Monument, more people are discovering this area every year. The median home value is currently $203,400 - that's affordable compared to most of Arizona, which means there's room for appreciation as demand increases.
You're not just buying land. You're locking in today's prices before everyone else figures out what you already know: southeastern Arizona is the next frontier for affordable property investment.
No Hidden Traps:
Taxes are current through 2024. No back taxes. No liens. Clean title. The assessed actual value is already $4,000 according to the county, and you're getting it for $10,925 cash or financing it for pennies on the dollar monthly. Whether you want to hold it for long-term appreciation, develop it down the road, or resell it when values climb - you've got options.
Sure, utilities will require some investment if you decide to build. But that's true of any raw land, and it actually works in your favor. Properties requiring utility installation tend to be priced lower, which means you're buying at a discount. When you're ready to develop or sell, those same "challenges" become value-adds once they're resolved.
The Bottom Line:
While your friends are still talking about "someday" owning property, you could lock this down today for $200. That's not a typo. Two hundred dollars stands between you and owning 5 acres in one of Arizona's most affordable counties.
This isn't about getting rich overnight. It's about making a smart, calculated move that puts a real asset in your name. Something tangible. Something that can't disappear with a market crash or a bad quarter. Something that'll be worth more tomorrow than it is today.
The question isn't whether land in Arizona will increase in value. The question is whether you'll be one of the people who bought when it was still affordable - or one of the people kicking themselves five years from now saying "I should have bought when I had the chance."
At $200 down and $200 a month, the only risk is waiting too long.
Note: All information subject to verification. Buyer responsible for due diligence. Direct road access may be limited; off-road vehicle recommended.
Directions to Land
Start at 301 N Ford St, Pearce, AZ 85625.
Head toward N Frontage Rd for about 0.1 mile.
Turn right onto US-191 S and drive for 10.5 miles.
Turn left onto AZ-181 E and continue for 8.0 miles.
Turn left onto Shepherd Hills Rd.
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