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

$139,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 536 Days on market

Manufactured home 55+ age-restricted Built 2025 Excellent condition $139/sqft · 7% below area Est $150k · 7% under

---

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 +13.8/30.0
• ARV discount +10.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -3.9

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 535 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.2% below list).
• Recommended offer: $120k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% in Flowing Wells — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Centennial Elementary School (math 25% / reading 32%, grade F, #580 of 1,109 statewide, top 53%, 448 students, 81% 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; 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 39% of the median local income ($37k/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 $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 536 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 $120,050 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 536 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $150,000
• List price: $139,900
• Delta: -6.73%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4935 N Jay Ave	0.31mi	2/2.0	980 (-3%)	0mo	$177,250	$181	81
4832 N Casas Serenas Dr	0.18mi	2/2.0	980 (-3%)	13mo	$181,000	$185	76
4981 N Sullinger Ave	0.28mi	2/2.0	1,120 (+11%)	12mo	$215,000	$192	59
2420 W Calle Comodo	0.33mi	2/2.0	896 (-11%)	9mo	$103,500	$116	58
5000 N La Cholla Blvd #31	0.34mi	3/2.0 (+1)	1,050 (+4%)	17mo	$65,000	$62	58
4897 N River Vista Dr	0.40mi	3/2.0 (+1)	1,144 (+14%)	1mo	$179,500	$157	53
5000 N La Cholla Blvd #86	0.34mi	3/2.0 (+1)	900 (-11%)	10mo	$42,000	$47	52
4909 N River Vista Dr	0.41mi	3/2.0 (+1)	1,144 (+14%)	4mo	$209,900	$183	50
2211 W Wetmore Rd	0.51mi	3/2.0 (+1)	924 (-8%)	9mo	$150,000	$162	50
1735 W Seabrooke Dr	0.70mi	2/2.0	1,056 (+5%)	13mo	$215,000	$204	49
4849 N River Vista Dr	0.38mi	3/2.0 (+1)	1,115 (+11%)	18mo	$180,000	$161	44
4439 N Old Romero Rd #49	0.63mi	3/2.0 (+1)	1,150 (+14%)	15mo	$45,000	$39	29

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-27,001
• Equity at exit: $20,860

10-year hold

• IRR: -20.8%
• Equity multiple: 0.05×
• Total profit: $-37,295
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 9 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $49,900 ($47/sqft)
• Median days on market: 105 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +214.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85705

• Rents YoY: 0.3%
• Active inventory: 315
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-18

Break-even live

Break-even rent $1,224

Max offer price $137,234

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $30	+0% $-18	+5% $-67	+10% $-115
Rent	-10% $-113	-5% $-66	+0% $-18	+5% $29	+10% $76
Rate	-1.0pp $52	-0.5pp $17	base $-18	+0.5pp $-55	+1.0pp $-92

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 W Calle Fortunado Tucson, AZ	3.0	2.0	1300	$1,500	$1.15	120d	1	0.26mi
4861 N River Vista Dr Tucson, AZ	3.0	2.0	1144	$1,500	$1.31	131d	1	0.36mi
2310 W Diamond St Tucson, AZ	3.0	2.0	1350	$1,800	$1.33	2d	2	0.40mi
4618 N Courtney Dr Tucson, AZ	2.0	1.0	915	$1,545	$1.69	29d	1	0.49mi
4734 N Laird Way Tucson, AZ	2.0	2.0	1205	$1,700	$1.41	55d	1	0.51mi
2416 W Chris Oliver Way Tucson, AZ	3.0	2.5	1441	$1,895	$1.32	133d	1	0.63mi
4957 N Sunrise Ave Unit 1 Tucson, AZ	3.0	2.0	1079	$1,400	$1.30	126d	1	0.66mi
4957 N Sunrise Ave Unit 2 Tucson, AZ	2.0	1.0	803	$1,075	$1.34	155d	1	0.66mi
1925 W River Rd Tucson, AZ	2.0	2.0	1110	$1,841	$1.66	29d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$1,924	$1.47	19d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,805	$2.30	11d	1	0.73mi
1925 W River Rd Tucson, AZ	2.0	2.0	1150	$2,128	$1.85	5d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,660	$2.11	21d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,762	$2.24	13d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$2,045	$1.56	34d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$2,002	$1.52	2d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,574	$2.00	0d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$1,834	$1.75	103d	11	0.73mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.5	1604	$2,101	$1.31	0d	5	0.75mi
1865 W La Osa St Tucson, AZ	2.0	1.0	821	$1,450	$1.77	184d	1	0.76mi
1696 W Blue Horizon St Tucson, AZ	3.0	2.5	1295	$1,750	$1.35	108d	1	0.76mi
1841 W La Osa St Tucson, AZ	2.0	1.0	821	$1,325	$1.61	126d	1	0.80mi
1622 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,700	$1.26	1d	1	0.81mi
1619 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,700	$1.26	55d	1	0.82mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	158d	1	0.86mi
1599 W Homecoming Way Tucson, AZ	3.0	2.5	1370	$1,950	$1.42	10d	1	0.86mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	144d	1	0.87mi
2277 W Floral Cliff Way Tucson, AZ	3.0	2.0	1450	$1,700	$1.17	112d	1	0.89mi
4117 N Gregorio Cir Tucson, AZ	2.0	2.0	1344	$1,800	$1.34	10d	1	0.89mi
5362 N Mesquite Bosque Way Tucson, AZ	3.0	2.0	1174	$1,695	$1.44	10d	1	0.90mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,012	$1.23	10d	4	0.93mi
5021 N Kevy Pl Tucson, AZ	3.0	2.0	1350	$1,650	$1.22	10d	1	0.95mi
5501 N Lazybrook Pl Tucson, AZ	3.0	2.0	1303	$2,100	$1.61	130d	1	1.01mi
5422 N Royal Palm Dr Unit 2- 3 bd -2 bth Tucson, AZ	3.0	2.0	1000	$2,000	$2.00	120d	1	1.04mi
2617 W Lazybrook Dr Tucson, AZ	3.0	2.0	1303	$1,595	$1.22	37d	1	1.08mi
4751 N Flowing Wells Rd Tucson, AZ	3.0	3.0	1500	$1,500	$1.00	184d	1	1.08mi
2351 W Placita Algodon Tucson, AZ	3.0	2.0	1473	$1,800	$1.22	131d	1	1.11mi
3023 W Emerald Cir Tucson, AZ	2.0	1.0	700	$800	$1.14	116d	1	1.13mi
1311 W Wheatridge Dr Tucson, AZ	3.0	2.0	1418	$1,725	$1.22	127d	1	1.21mi
5100 N La Canada Dr Tucson, AZ	1.0–2.0	1.0–2.0	812	$1,663	$2.05	1d	26	1.21mi

Listing history 50 events

1. 2026-11-08
   days on market $139,900 Active 536 DOM
2. 2026-11-07
   days on market $139,900 Active 535 DOM
3. 2026-11-06
   days on market $139,900 Active 534 DOM
4. 2026-11-05
   days on market $139,900 Active 533 DOM
5. 2026-11-04
   days on market $139,900 Active 532 DOM
6. 2026-11-02
   days on market $139,900 Active 530 DOM
7. 2026-11-01
   days on market $139,900 Active 529 DOM
8. 2026-10-31
   days on market $139,900 Active 528 DOM
9. 2026-10-30
   days on market $139,900 Active 527 DOM
10. 2026-10-29
    days on market $139,900 Active 526 DOM
11. 2026-10-28
    days on market $139,900 Active 525 DOM
12. 2026-10-27
    days on market $139,900 Active 524 DOM
13. 2026-10-26
    days on market $139,900 Active 523 DOM
14. 2026-10-26
    days on market $139,900 Active 522 DOM
15. 2026-10-24
    days on market $139,900 Active 521 DOM
16. 2026-10-23
    days on market $139,900 Active 520 DOM
17. 2026-10-22
    days on market $139,900 Active 519 DOM
18. 2026-10-21
    days on market $139,900 Active 518 DOM
19. 2026-10-20
    days on market $139,900 Active 517 DOM
20. 2026-10-19
    days on market $139,900 Active 516 DOM
21. 2026-10-18
    days on market $139,900 Active 515 DOM
22. 2026-10-17
    days on market $139,900 Active 514 DOM
23. 2026-10-16
    days on market $139,900 Active 513 DOM
24. 2026-10-15
    days on market $139,900 Active 512 DOM
25. 2026-10-14
    days on market $139,900 Active 511 DOM
26. 2026-10-13
    days on market $139,900 Active 510 DOM
27. 2026-10-12
    days on market $139,900 Active 509 DOM
28. 2026-10-11
    days on market $139,900 Active 508 DOM
29. 2026-10-10
    days on market $139,900 Active 507 DOM
30. 2026-10-09
    days on market $139,900 Active 506 DOM
31. 2026-10-08
    days on market $139,900 Active 505 DOM
32. 2026-10-07
    days on market $139,900 Active 504 DOM
33. 2026-10-06
    days on market $139,900 Active 503 DOM
34. 2026-10-05
    days on market $139,900 Active 502 DOM
35. 2026-10-04
    days on market $139,900 Active 501 DOM
36. 2026-10-04
    days on market $139,900 Active 500 DOM
37. 2026-10-02
    days on market $139,900 Active 499 DOM
38. 2026-10-01
    days on market $139,900 Active 498 DOM
39. 2026-09-30
    days on market $139,900 Active 497 DOM
40. 2026-09-29
    days on market $139,900 Active 496 DOM
41. 2026-09-28
    days on market $139,900 Active 495 DOM
42. 2026-09-27
    days on market $139,900 Active 494 DOM
43. 2026-09-25
    days on market $139,900 Active 492 DOM
44. 2026-09-24
    days on market $139,900 Active 491 DOM
45. 2026-09-23
    days on market $139,900 Active 490 DOM
46. 2026-09-22
    days on market $139,900 Active 489 DOM
47. 2026-09-21
    days on market $139,900 Active 488 DOM
48. 2026-09-20
    days on market $139,900 Active 487 DOM
49. 2026-09-19
    days on market $139,900 Active 486 DOM
50. 2026-09-18
    days on market $139,900 Active 485 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 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: $14,406
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,070
• Taxable loss: −$2,603
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $404/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. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Centennial Elementary School F AZ #580/1,109 Nat'l #28,012/41,679 Middle Flowing Wells Junior High School F AZ #100/218 Nat'l #10,089/14,009 High Flowing Wells High School F AZ #208/381 Nat'l #13,542/17,239

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

B Composite livability gradescore 73/100

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 · 1,066,056 people
• Metro: Tucson, AZ
• Population (ZIP): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 13% of renters

---

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%
• 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