3411 S Camino Seco -- #442 · Tucson, AZ 85730

$65,000

2 bd · 2.0 ba · 1,416 sqft · Manufactured · 119 Days on market

Built 1989 $46/sqft · 52% below area $699/mo HOA · 40% of rent ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a quiet street. The home offers a formal dining room off the kitchen/living room. Extra room off the kitchen and living room which can be used as a family room/office or your choice. The front windows in the living room are large offering plenty of natural light. Under kitchen sink water filtration. Also, garbage disposal. Kitchen is large with lots of cabinets for storage. Lots of counter space. All appliances are included along with a washer/dryer. The laundry room has cabinets for extra storage. The exit is to the carport from the laundry room. The primary bedroom is good sized, and the en-suite bath is spacious and includes a walk in shower. The vanity is counter height and comes with 4 drawers and a middle door. The primary bedroom floor is laminate. The second bedroom has wainscoting and carpet. The bathrooms are tiled along with the laundry room. The living room and family room are carpeted. Kitchen is tiled. The home has storm windows. All window coverings stay with the home.

Key facts

• Garbage disposal
• Formal dining room
• Lots of cabinets

Tags

• FORMAL DINING ROOM
• GARBAGE DISPOSAL
• LOTS OF CABINETS
• LOTS OF COUNTER SPACE
• ALL APPLIANCES INCLUDED
• LAUNDRY ROOM CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.7% in Tucson — 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 74/100 on livability (#17 in AZ, #4,502 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Tucson Unified District (4403) (urban): math 14% / reading 23% proficiency, ranked #190 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.2%/yr); 194 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.71% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $136,820
• List price: $65,000
• Delta: -52.49%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3768 S Andrew Johnson Ave	0.34mi	2/2.0	1,248 (-12%)	6mo	$212,500	$170	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $398
• Equity at exit: $9,692

10-year hold

• IRR: 2.5%
• Equity multiple: 1.13×
• Total profit: $2,364
• Equity at exit: $5,620

Cash invested: $18,200 (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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 194
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$699
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $246

Break-even live

Break-even rent $1,453

Max offer price $65,000

Occupancy floor 81%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3455 S Magda Ave Tucson, AZ	3.0	2.0	1500	$2,000	$1.33	43d	1	0.23mi
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$2,000	$1.21	23d	1	0.43mi
8467 E Shasta Dr Tucson, AZ	3.0	2.0	1618	$1,725	$1.07	11d	1	0.62mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	16d	1	0.63mi
2650 S Brandywine Ln Tucson, AZ	3.0	2.5	1340	$1,500	$1.12	43d	1	0.68mi
9202 E 39th St Tucson, AZ	3.0	2.0	1728	$1,650	$0.95	23d	1	0.69mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	43d	1	0.76mi
8737 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1383	$2,095	$1.51	43d	1	0.81mi
8981 E Golf Links Rd Unit 2 Tucson, AZ	2.0	2.0	971	$1,890	$1.95	43d	1	0.81mi
2618 S Camino Seco Tucson, AZ	2.0	1.5	1442	$1,299	$0.90	23d	1	0.84mi
4433 S Sunrise Bluff Way Tucson, AZ	3.0	2.0	1465	$1,895	$1.29	23d	1	0.86mi
8763 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1262	$1,995	$1.58	3d	1	0.89mi
9009 E Kinross Dr Tucson, AZ	3.0	2.0	1304	$1,715	$1.32	21d	1	0.95mi
8755 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1465	$1,925	$1.31	17d	1	0.95mi
9172 E Corte Arroyo Oeste Tucson, AZ	3.0	2.0	1350	$1,900	$1.41	3d	1	0.98mi
8250 E Golf Links Rd Tucson, AZ	1.0–3.0	1.0–2.0	865	$1,600	$1.85	1d	22	0.98mi
2342 S Via de Dos Arroyos Tucson, AZ	3.0	2.0	1618	$1,795	$1.11	43d	1	0.99mi
8024 E Victoria Dr Tucson, AZ	3.0	2.0	1127	$1,500	$1.33	23d	1	0.99mi
8315 E Golf Links Rd Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	43d	2	1.02mi
2217 S Oak Park Dr Tucson, AZ	3.0	2.0	1631	$3,200	$1.96	43d	1	1.02mi
2494 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	43d	1	1.02mi
8030 E Lakeside Pkwy Tucson, AZ	2.0	2.0	880	$1,308	$1.49	3d	1	1.04mi
2461 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	43d	1	1.04mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,645	$1.41	23d	1	1.10mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	3d	1	1.10mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,195	$1.20	21d	1	1.11mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,395	$1.40	3d	1	1.11mi
3410 S Lakeside Pl Tucson, AZ	3.0	2.0	1271	$1,800	$1.42	23d	1	1.12mi
8164 E Cricket Song Trl Tucson, AZ	3.0	2.5	1704	$1,750	$1.03	43d	1	1.13mi
9055 E Alderpoint Way Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	21d	1	1.14mi
8061 E Senate St Tucson, AZ	2.0	2.5	1298	$1,700	$1.31	21d	1	1.17mi
2024 S Birdie Cir Tucson, AZ	3.0	2.0	1479	$1,675	$1.13	3d	1	1.22mi
9801 E Domenic Ln Tucson, AZ	3.0	2.0	1428	$1,791	$1.25	11d	1	1.23mi
7701 E 45th St Tucson, AZ	3.0	2.0	1127	$1,395	$1.24	11d	1	1.38mi
9699 E Vendela St Tucson, AZ	3.0	2.0	1165	$1,800	$1.55	43d	1	1.38mi
9746 E Sascha St Tucson, AZ	3.0	2.0	1024	$1,800	$1.76	14d	1	1.39mi
9961 E Skyward Way Tucson, AZ	2.0	2.0	1012	$1,550	$1.53	3d	1	1.45mi
1633 S Augusta Pl Tucson, AZ	3.0	2.0	1550	$2,000	$1.29	3d	1	1.47mi
9960 E Banister Dr Tucson, AZ	3.0	2.0	1252	$1,575	$1.26	43d	1	1.47mi

HOA detail

• Monthly dues: $699 · $8,388/yr
• Likely covers: watertrash

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 119 DOM
2. 2026-06-17
   days on market $65,000 Active 118 DOM
3. 2026-06-16
   days on market $65,000 Active 117 DOM
4. 2026-06-15
   days on market $65,000 Active 116 DOM
5. 2026-06-13
   days on market $65,000 Active 114 DOM
6. 2026-06-10
   days on market $65,000 Active 111 DOM
7. 2026-06-09
   days on market $65,000 Active 110 DOM
8. 2026-06-08
   days on market $65,000 Active 109 DOM
9. 2026-06-07
   days on market $65,000 Active 108 DOM
10. 2026-06-05
    days on market $65,000 Active 105 DOM
11. 2026-06-03
    days on market $65,000 Active 104 DOM
12. 2026-06-02
    days on market $65,000 Active 103 DOM
13. 2026-06-01
    days on market $65,000 Active 102 DOM
14. 2026-05-31
    days on market $65,000 Active 101 DOM
15. 2026-04-03
    price $65,000 1014-char remark

    Show marketing remark (1014 chars)

    Located on a quiet street. The home offers a formal dining room off the kitchen/living room. Extra room off the kitchen and living room which can be used as a family room/office or your choice. The front windows in the living room are large offering plenty of natural light. Under kitchen sink water filtration. Also, garbage disposal. Kitchen is large with lots of cabinets for storage. Lots of counter space. All appliances are included along with a washer/dryer. The laundry room has cabinets for extra storage. The exit is to the carport from the laundry room. The primary bedroom is good sized, and the en-suite bath is spacious and includes a walk in shower. The vanity is counter height and comes with 4 drawers and a middle door. The primary bedroom floor is laminate. The second bedroom has wainscoting and carpet. The bathrooms are tiled along with the laundry room. The living room and family room are carpeted. Kitchen is tiled. The home has storm windows. All window coverings stay with the home.

16. 2026-02-19
    listed $75,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Located on a quiet street. The home offers a formal dining room off the kitchen/living room. Extra room off the kitchen and living room which can be used as a family room/office or your choice. The front windows in the living room are large offering plenty of natural light. Under kitchen sink water filtration. Also, garbage disposal. Kitchen is large with lots of cabinets for storage. Lots of counter space. All appliances are included along with a washer/dryer. The laundry room has cabinets for extra storage. The exit is to the carport from the laundry room. The primary bedroom is good sized, and the en-suite bath is spacious and includes a walk in shower. The vanity is counter height and comes with 4 drawers and a middle door. The primary bedroom floor is laminate. The second bedroom has wainscoting and carpet. The bathrooms are tiled along with the laundry room. The living room and family room are carpeted. Kitchen is tiled. The home has storm windows. All window coverings stay with the home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 15 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: $21,172
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − HOA: −$8,388
• − Depreciation: −$1,891
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,332/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: Tucson Unified District (4403)
• NCES district ID: 0408800
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $40,962
• Composite: 15.78/100
• National rank: #9270
• State rank: #190 of 249 in AZ

Livability — Tucson

• Score: 74/100
• State rank: #17
• US rank: #4502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tucson, AZ
• County: Pima County · 1,012,107 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

Population outlook (Pima County) Hauer SSP2

• Today (2025): 1,066,056 people
• By 2030: 1,086,684 · +1.9%
• By 2040: 1,117,160 · +4.8%
• By 2050: 1,149,778 · +7.9%
• By 2075: 1,271,480 · +19.3%
• By 2100: 1,321,160 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Vietnamese 1%

Political lean MEDSL · Pima

• 2024 margin: D (+15.2) · D 57.0% · R 41.8% · Other 1.2%
• 2008→2024 swing: +9.1pp toward D · 2008: 6.1pp · 2024: 15.2pp
• All cycles: 2024: D+15.2 2020: D+18.7 2016: D+13.5 2012: D+5.8 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• Metro: Tucson, 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

-13.3% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $65,000 ARMLS
• 2026-02-19 Listed $75,000 ARMLS