2305 W Ruthrauff Rd Unit F3 · Flowing Wells, AZ 85705

$139,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily · 396 Days on market

Built 2025 Excellent condition $139/sqft · 40% above area Est $100k · 40% over

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Why this score? — see what drove the D+ 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ was built in 2025 by Cavco/Durango. Boasting a cozy layout with 2 bedrooms and 2 bathrooms, this home is perfect. The interior features include a spacious living room, and an eat in kitchen with stainless steel appliances. The master bedroom has a walk-in closet and en-suite bathroom. The home also has a laundry room with washer/dryer hookups. Outside, there is a carport, shed, and covered porch for outdoor enjoyment. Located in the beautiful 55+ Bella Capri community in Tucson, residents can enjoy a variety of amenities and activities. The community offers a clubhouse, swimming pool, and fitness center for recreation and relaxation. With well-maintained grounds and walking paths, residents can take in the beautiful desert scenery. Bella Capri is conveniently located near shopping, dining, and entertainment options, making it a great place to call home. With a friendly and welcoming atmosphere, this community is the perfect place to settle down and enjoy all that Tucson has to offer.

Key facts

• Built 2025
• Listed 396 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents flat; 177 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $1,490/mo this rent would consume 48% 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 $967 of loan paydown is wiped out by about $4k 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 396 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 396 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $99,900
• List price: $139,900
• Delta: 40.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2155 W Calle Cusco	0.18mi	3/1.5 (+1)	1,107 (+10%)	2mo	$272,000	$246	67
4971 N Mathews Ave	0.24mi	3/2.0 (+1)	1,092 (+8%)	6mo	$160,000	$147	65
1853 W Southbrooke Cir	0.59mi	2/2.0	1,039 (+3%)	20mo	$278,000	$268	51
1844 Bel Aire Ct	0.59mi	2/2.0	1,151 (+14%)	2mo	$270,000	$235	47
4639 N Courtney Dr	0.48mi	2/2.0	1,151 (+14%)	17mo	$280,000	$243	40
1865 Bel Aire Ct	0.56mi	2/2.0	1,151 (+14%)	14mo	$278,000	$242	39
1983 W La Osa Dr	0.67mi	3/2.0 (+1)	1,154 (+14%)	1mo	$290,000	$251	39
1971 W La Osa Dr	0.68mi	3/2.0 (+1)	1,092 (+8%)	20mo	$290,000	$266	33
2438 W Rau River Rd	0.68mi	3/2.0 (+1)	1,145 (+14%)	20mo	$320,000	$279	24

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-13,205
• Equity at exit: $20,860

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-9,495
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $210

Break-even live

Break-even rent $1,224

Max offer price $139,900

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4861 N River Vista Dr Tucson, AZ	3.0	2.0	1144	$1,500	$1.31	3d	1	0.36mi
4957 N Sunrise Ave Unit 2 Tucson, AZ	2.0	1.0	803	$1,075	$1.34	15d	1	0.66mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$1,856	$1.77	2d	32	0.73mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.0–2.5	1604	$1,897	$1.18	2d	13	0.75mi
1865 W La Osa St Tucson, AZ	2.0	1.0	821	$1,450	$1.77	44d	1	0.76mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	17d	1	0.86mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	3d	1	0.87mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,045	$1.27	44d	5	0.94mi
5021 N Kevy Pl Tucson, AZ	3.0	2.0	1350	$1,650	$1.22	44d	1	0.95mi
4751 N Flowing Wells Rd Tucson, AZ	3.0	3.0	1500	$1,500	$1.00	44d	1	1.08mi
5100 N La Canada Dr Tucson, AZ	2.0	2.0	938	$1,408	$1.50	44d	1	1.21mi
5750 N La Cholla Blvd Tucson, AZ	2.0–3.0	2.0	1453	$1,765	$1.21	2d	11	1.26mi
2531 W Glenbrook Way Tucson, AZ	2.0	2.0	1066	$1,795	$1.68	44d	1	1.31mi
1326 W Hadley St Tucson, AZ	1.0	1.0	900	$725	$0.81	3d	1	1.35mi
2774 W Firebrook Rd Tucson, AZ	2.0	2.0	1066	$1,550	$1.45	3d	1	1.36mi
4111 N Flowing Wells Rd Tucson, AZ	2.0	2.0–2.5	1131	$1,625	$1.44	24d	3	1.37mi
1100 W River Rd Tucson, AZ	3.0	2.5	1187	$2,250	$1.90	2d	1	1.41mi
1100 W River Rd Unit 7 Tucson, AZ	2.0	2.5	1026	$2,200	$2.14	20d	1	1.41mi
1501 W Roger Rd Tucson, AZ	2.0	1.0	850	$995	$1.17	44d	1	1.41mi
1100 W River Rd Unit 14 Tucson, AZ	3.0	2.5	1187	$2,450	$2.06	2d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 396 DOM
2. 2026-06-17
   days on market $139,900 Active 395 DOM
3. 2026-06-16
   days on market $139,900 Active 394 DOM
4. 2026-06-15
   days on market $139,900 Active 393 DOM
5. 2026-06-13
   days on market $139,900 Active 391 DOM
6. 2026-06-10
   days on market $139,900 Active 388 DOM
7. 2026-06-09
   days on market $139,900 Active 387 DOM
8. 2026-06-08
   days on market $139,900 Active 386 DOM
9. 2026-06-07
   days on market $139,900 Active 385 DOM
10. 2026-06-05
    days on market $139,900 Active 382 DOM
11. 2026-06-03
    days on market $139,900 Active 381 DOM
12. 2026-06-02
    days on market $139,900 Active 380 DOM
13. 2026-06-01
    days on market $139,900 Active 379 DOM
14. 2026-05-31
    days on market $139,900 Active 378 DOM
15. 2025-11-12
    status Active 1085-char remark

    Show marketing remark (1085 chars)

    This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ was built in 2025 by Cavco/Durango. Boasting a cozy layout with 2 bedrooms and 2 bathrooms, this home is perfect. The interior features include a spacious living room, and an eat in kitchen with stainless steel appliances. The master bedroom has a walk-in closet and en-suite bathroom. The home also has a laundry room with washer/dryer hookups. Outside, there is a carport, shed, and covered porch for outdoor enjoyment. Located in the beautiful 55+ Bella Capri community in Tucson, residents can enjoy a variety of amenities and activities. The community offers a clubhouse, swimming pool, and fitness center for recreation and relaxation. With well-maintained grounds and walking paths, residents can take in the beautiful desert scenery. Bella Capri is conveniently located near shopping, dining, and entertainment options, making it a great place to call home. With a friendly and welcoming atmosphere, this community is the perfect place to settle down and enjoy all that Tucson has to offer.

16. 2025-11-12
    historical 1085-char remark

    Show marketing remark (1085 chars)

    This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ was built in 2025 by Cavco/Durango. Boasting a cozy layout with 2 bedrooms and 2 bathrooms, this home is perfect. The interior features include a spacious living room, and an eat in kitchen with stainless steel appliances. The master bedroom has a walk-in closet and en-suite bathroom. The home also has a laundry room with washer/dryer hookups. Outside, there is a carport, shed, and covered porch for outdoor enjoyment. Located in the beautiful 55+ Bella Capri community in Tucson, residents can enjoy a variety of amenities and activities. The community offers a clubhouse, swimming pool, and fitness center for recreation and relaxation. With well-maintained grounds and walking paths, residents can take in the beautiful desert scenery. Bella Capri is conveniently located near shopping, dining, and entertainment options, making it a great place to call home. With a friendly and welcoming atmosphere, this community is the perfect place to settle down and enjoy all that Tucson has to offer.

17. 2025-08-28
    status Active 1085-char remark

    Show marketing remark (1085 chars)

    This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ was built in 2025 by Cavco/Durango. Boasting a cozy layout with 2 bedrooms and 2 bathrooms, this home is perfect. The interior features include a spacious living room, and an eat in kitchen with stainless steel appliances. The master bedroom has a walk-in closet and en-suite bathroom. The home also has a laundry room with washer/dryer hookups. Outside, there is a carport, shed, and covered porch for outdoor enjoyment. Located in the beautiful 55+ Bella Capri community in Tucson, residents can enjoy a variety of amenities and activities. The community offers a clubhouse, swimming pool, and fitness center for recreation and relaxation. With well-maintained grounds and walking paths, residents can take in the beautiful desert scenery. Bella Capri is conveniently located near shopping, dining, and entertainment options, making it a great place to call home. With a friendly and welcoming atmosphere, this community is the perfect place to settle down and enjoy all that Tucson has to offer.

18. 2025-08-27
    historical 1085-char remark

    Show marketing remark (1085 chars)

    This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ was built in 2025 by Cavco/Durango. Boasting a cozy layout with 2 bedrooms and 2 bathrooms, this home is perfect. The interior features include a spacious living room, and an eat in kitchen with stainless steel appliances. The master bedroom has a walk-in closet and en-suite bathroom. The home also has a laundry room with washer/dryer hookups. Outside, there is a carport, shed, and covered porch for outdoor enjoyment. Located in the beautiful 55+ Bella Capri community in Tucson, residents can enjoy a variety of amenities and activities. The community offers a clubhouse, swimming pool, and fitness center for recreation and relaxation. With well-maintained grounds and walking paths, residents can take in the beautiful desert scenery. Bella Capri is conveniently located near shopping, dining, and entertainment options, making it a great place to call home. With a friendly and welcoming atmosphere, this community is the perfect place to settle down and enjoy all that Tucson has to offer.

19. 2025-05-15
    listed $139,900 Active 1085-char remark

    Show marketing remark (1085 chars)

    This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ was built in 2025 by Cavco/Durango. Boasting a cozy layout with 2 bedrooms and 2 bathrooms, this home is perfect. The interior features include a spacious living room, and an eat in kitchen with stainless steel appliances. The master bedroom has a walk-in closet and en-suite bathroom. The home also has a laundry room with washer/dryer hookups. Outside, there is a carport, shed, and covered porch for outdoor enjoyment. Located in the beautiful 55+ Bella Capri community in Tucson, residents can enjoy a variety of amenities and activities. The community offers a clubhouse, swimming pool, and fitness center for recreation and relaxation. With well-maintained grounds and walking paths, residents can take in the beautiful desert scenery. Bella Capri is conveniently located near shopping, dining, and entertainment options, making it a great place to call home. With a friendly and welcoming atmosphere, this community is the perfect place to settle down and enjoy all that Tucson has to offer.

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 12 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: $17,878
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,070
• Taxable income: $313
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,446/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 · 13 photos

Excellent 95/100 None rehab

This 1008 square foot manufactured home in the Bella Capri 55+ community of Tucson, AZ is in excellent condition with no visible repairs or maintenance needed. The home is move-in ready and has a good ROI potential.

Value-add opportunities

• Resale Painting the exterior siding and roof — Painting the exterior can enhance the home's curb appeal and increase its resale value.
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and roof — Painting the exterior can enhance the home's curb appeal and increase its resale value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase both its resale and rental value. ↑

ⓘ 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

5 events — show timeline

• 2025-11-12 Relisted — Zillow
• 2025-11-12 Delisted — Zillow
• 2025-08-28 Relisted — Zillow
• 2025-08-27 Delisted — Zillow
• 2025-05-15 Listed $139,900 Zillow