5505 N Shannon Rd #6 · Flowing Wells, AZ 85705

$49,900

3 bd · 2.0 ba · 1,024 sqft · Manufactured · 17 Days on market

Built 1995 Good condition 21 ac lot

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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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom, 2-bath manufactured home. Bright and inviting floor plan with a spacious living area, attractive landscaping, and pride of ownership throughout. Conveniently located within a well-kept community and ready for its new owner. Residents enjoy access to a community pool.

Key facts

• Community pool
• Spacious living area
• 21.21 acre lot

Tags

• SPACIOUS LIVING AREA
• ATTRACTIVE LANDSCAPING
• COMMUNITY POOL

Property features AI

Finance

• Other: Zoned Tucson - MH1
• HOA & community: Community pool; Community park; Road maintenance by HOA

Exterior

• Utilities: Water from a water company; Sewer connected
• Home design: Mobile home; One story; Entry faces east/west
• Construction: Siding and wood frame construction; Shingle roof; Built area approximately 1,024
• Exterior features: Screened patio/porch; Decorative gravel; East/West exposure; Paved road

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating
• Interior features: Bay windows; Exhaust fan
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.8% vs local median 6.1% in Flowing Wells — 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 73/100 on livability (#21 in AZ) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, amenities F, employment F.
• Flowing Wells Unified District (4405) (suburban): math 23% / reading 30% proficiency, ranked #143 of 249 in AZ (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Laguna Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 394 students, 92% FRL); Flowing Wells Junior High School (math 24% / reading 28%, grade F, #100 of 218 statewide, top 47%, 818 students, 74% FRL); Flowing Wells High School (math 22% / reading 24%, grade F, #208 of 381 statewide, top 55%, 1,694 students, 65% FRL).
• Market conditions: Rents flat; 177 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• At $1,620/mo this rent would consume 52% of the median local household income ($37k/yr) (locally 4240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

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. 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?
4. 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.
5. 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.
6. 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: 3.25% ✓
• Cap rate: 28.78%
• Cash-on-cash: 80.31%
• DSCR: 4.57
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $142,336
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3058 W Emerald Cir	0.41mi	3/2.0	1,024 (0%)	12mo	$204,180	$199	71
5421 N Royal Palm Dr	0.32mi	3/2.0	980 (-4%)	14mo	$205,000	$209	66
5445 N Shannon Rd #7	0.09mi	3/1.5	884 (-14%)	6mo	$47,600	$54	66
3202 W Jusnic Cir	0.15mi	3/2.0	1,080 (+6%)	22mo	$218,000	$202	65
3035 W Carnauba St	0.22mi	3/2.0	1,152 (+12%)	12mo	$160,000	$139	59
2718 W Palmyra St	0.42mi	3/1.5	980 (-4%)	16mo	$115,000	$117	58
5451 N Royal Palm Dr	0.31mi	2/1.5 (-1)	887 (-13%)	6mo	$88,000	$99	52
5011 N Davis Ave	0.66mi	2/2.0 (-1)	896 (-12%)	1mo	$60,000	$67	43
4973 N Diamond Pl	0.71mi	3/2.0	980 (-4%)	20mo	$179,500	$183	43

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: 77.4%
• Equity multiple: 4.38×
• Total profit: $47,206
• Equity at exit: $7,440

10-year hold

• IRR: 80.3%
• Equity multiple: 8.25×
• Total profit: $101,229
• Equity at exit: $4,314

Cash invested: $13,972 (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 85705

• Rents YoY: 0.3%
• Active inventory: 177
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $935

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 37%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2774 W Firebrook Rd Tucson, AZ	2.0	2.0	1066	$1,550	$1.45	3d	1	0.44mi
3001 W Coriander Dr Tucson, AZ	2.0	2.0	1090	$1,650	$1.51	43d	1	0.64mi
2531 W Glenbrook Way Tucson, AZ	2.0	2.0	1066	$1,795	$1.68	43d	1	0.70mi
4957 N Sunrise Ave Unit 2 Tucson, AZ	2.0	1.0	803	$1,075	$1.34	14d	1	0.78mi
6491 N Lena Way Tucson, AZ	3.0	2.0	1349	$2,195	$1.63	3d	1	1.23mi
5750 N La Cholla Blvd Tucson, AZ	2.0–3.0	2.0	1453	$2,172	$1.49	1d	11	1.33mi
3500 W Orange Grove Rd Tucson, AZ	3.0	2.0	1200	$1,669	$1.39	23d	1	1.35mi
3500 W Orange Grove Rd Tucson, AZ	2.0	2.0	1000	$1,555	$1.55	21d	1	1.35mi
2255 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	858	$1,649	$1.92	11d	7	1.36mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$2,076	$1.98	1d	32	1.45mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	3d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $49,900 Active 17 DOM
2. 2026-06-17
   days on market $49,900 Active 16 DOM
3. 2026-06-16
   days on market $49,900 Active 15 DOM
4. 2026-06-15
   days on market $49,900 Active 14 DOM
5. 2026-06-13
   days on market $49,900 Active 12 DOM
6. 2026-06-10
   days on market $49,900 Active 9 DOM
7. 2026-06-09
   days on market $49,900 Active 8 DOM
8. 2026-06-08
   days on market $49,900 Active 7 DOM
9. 2026-06-07
   days on market $49,900 Active 6 DOM
10. 2026-06-05
    days on market $49,900 Active 3 DOM
11. 2026-06-03
    days on market $49,900 Active 2 DOM
12. 2026-06-02
    remarks 307-char remark
13. 2026-06-02
    listed $49,900 Active 1 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $19,441
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$1,452
• Taxable income: $11,086
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $8,560/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath manufactured home is ready for its new owner. It features a spacious floor plan, standard appliances, and a well-maintained exterior. Minor updates to the exterior siding and air conditioning unit would significantly enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace air conditioning unit — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace air conditioning unit — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Flowing Wells Unified District (4405)
• NCES district ID: 0403010
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $33,361
• Composite: 21.69/100
• National rank: #8271
• State rank: #143 of 249 in AZ

Livability — Flowing Wells

• Score: 73/100
• State rank: #21
• US rank: #5288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flowing Wells, AZ
• County: Pima County · 1,012,107 people
• Metro: Tucson, AZ
• Population (ZIP): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 4240.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 18% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Portuguese 2% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 30% Chinese 1% 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: ▼ -163.31%
• Current HPI: 283.0647
• Rent YoY: ▲ 0.30%
• 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

1 event — show timeline

• 2026-05-30 Listed $49,900 MLSSAZ