1325 W Silverlake Rd #9 · Tucson, AZ 85713

$89,999

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 149 Days on market

Built 2023 Good condition $83/sqft · 21% below area Est $115k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning 2023-built home in the highly sought-after Silverlake Estates community, offering a vibrant lifestyle with amenities for all ages. This like-new home is in pristine condition and ready for you to move in! Boasting a modern design with open living spaces, a stylish kitchen with stainless steel appliances, and ample natural light throughout, this home is perfect for entertaining or relaxing. The spacious main bedroom suite features a large walk-in shower, while two additional bedrooms provide flexibility for family, guests, or a home office. Outside, enjoy the low-maintenance yard with ample parking and a covered carport. Living in Silverlake Estates means you'll have access to an impressive array of amenities, including Sparkling community pool " Basketball court and playground for outdoor fun " Picnic area and clubhouse for gatherings " Community car wash, laundry room, and filtered water/vending machines. Conveniently located near downtown Tucson, this home offers easy access to shopping, dining, and entertainment. Don't miss this incredible opportunity to own a modern, move-in-ready home in a vibrant and amenity-rich community! Must be approved with park. Land lease $675/month. Serial #: BUC013074AZ. Size 16x70. Make: Clayton. Year: 2023. Dealer: Investment Builders Financial LLC License #8571 --

Key facts

• Ample natural light
• Modern design
• Stylish kitchen

Tags

• 2023 BUILT HOME
• SILVERLAKE ESTATES COMMUNITY
• MODERN DESIGN
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE NATURAL LIGHT

🏷️ Possibly a rental listed for sale. The $89,999 price doesn't fit this home's estimated sale value (~$114,598) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($854/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 flat; 264 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/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 $622 of loan paydown is wiped out by about $3k 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 149 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $114,598
• List price: $89,999
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2276 S Devon Loop	0.21mi	2/1.0 (-1)	1,152 (+7%)	9mo	$205,000	$178	62
2640 S Cottonwood Ln #106	0.41mi	3/3.0	1,188 (+10%)	4mo	$76,200	$64	57
2640 S Cottonwood Ln #40	0.41mi	2/2.0 (-1)	932 (-14%)	7mo	$119,000	$128	47
2640 S Cottonwood Ln #71	0.41mi	3/2.0	1,238 (+15%)	20mo	$122,795	$99	40

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.46×
• Total profit: $-13,640
• Equity at exit: $13,419

10-year hold

• IRR: -18.4%
• Equity multiple: 0.21×
• Total profit: $-19,911
• Equity at exit: $7,781

Cash invested: $25,200 (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 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $71

Break-even live

Break-even rent $1,327

Max offer price $89,999

Occupancy floor 90%

Sensitivity live

Price	-10% $133	-5% $102	+0% $71	+5% $40	+10% $9
Rent	-10% $-41	-5% $15	+0% $71	+5% $127	+10% $183
Rate	-1.0pp $116	-0.5pp $94	base $71	+0.5pp $48	+1.0pp $24

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Silverlake Rd Tucson, AZ	2.0–3.0	2.0	990	$1,400	$1.41	12d	2	0.06mi
1880 S San Antonio Dr Unit 1851SANJOSE Tucson, AZ	2.0	1.0	850	$1,095	$1.29	21d	1	0.32mi
1880 S San Antonio Dr Tucson, AZ	2.0	1.0	850	$1,095	$1.29	24d	2	0.32mi
1880 S San Antonio Dr Unit 1871SANJOSE Tucson, AZ	2.0	1.0	850	$1,050	$1.24	3d	1	0.32mi
2410 S Mission Rd Tucson, AZ	3.0	1.0–2.0	620	$1,375	$2.22	44d	10	0.39mi
2640 S Cottonwood Ln Unit 13 Tucson, AZ	3.0	2.0	1200	$1,395	$1.16	44d	1	0.45mi
2800 S Mission Rd Tucson, AZ	3.0	1.0–2.0	663	$1,500	$2.26	2d	23	0.64mi
1808 W Caravelle Rd Tucson, AZ	2.0	2.0	1260	$1,395	$1.11	44d	1	0.65mi
1754 W Pueblo Vista Blvd Tucson, AZ	3.0	3.0	1206	$1,705	$1.41	20d	1	0.68mi
1975 W 36th St Tucson, AZ	1.0–2.0	1.0	667	$1,284	$1.92	3d	1	0.87mi
920 W Starr Pass Blvd Tucson, AZ	3.0	2.0	1362	$1,895	$1.39	44d	1	0.91mi
673 W 41st St #1 Tucson, AZ	2.0	1.0	700	$1,000	$1.43	24d	1	1.11mi
425 W 26th St Tucson, AZ	3.0	2.0	1250	$1,450	$1.16	44d	1	1.20mi
3655 S San Rafael Pl Tucson, AZ	3.0	1.0	1204	$1,650	$1.37	44d	1	1.22mi
1502 W Ajo Way Tucson, AZ	1.0–2.0	1.0	713	$844	$1.18	3d	4	1.28mi
3601 S 16th Ave Tucson, AZ	2.0	1.0	523	$1,025	$1.96	44d	1	1.38mi
3420 S Clark Ave Tucson, AZ	3.0	2.0	1100	$1,495	$1.36	12d	1	1.40mi
205 W 25th St Tucson, AZ	2.0	1.0	800	$1,350	$1.69	44d	1	1.42mi
1213 S 9th Ave Tucson, AZ	2.0	1.0	800	$1,200	$1.50	3d	1	1.44mi
3511 S 12th Ave Unit 1101 Tucson, AZ	2.0	1.0	752	$950	$1.26	44d	1	1.44mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,800	$1.71	15d	1	1.45mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,700	$1.62	45d	1	1.45mi
3619 S 14th Ave Tucson, AZ	2.0	1.0	869	$1,410	$1.62	44d	1	1.45mi
1211 S 9th Ave Tucson, AZ	4.0	2.0	1500	$1,700	$1.13	3d	1	1.45mi
1211 S 9th Ave Tucson, AZ	4.0	2.0	1500	$1,700	$1.13	21d	1	1.45mi
137 S Grande Ave Unit 4 Tucson, AZ	2.0	1.0	750	$1,300	$1.73	44d	1	1.47mi
1314 S 8th Ave Unit 1515896P Tucson, AZ	3.0	2.0	1496	$4,852	$3.24	3d	1	1.47mi
39 W 30th St Unit B Tucson, AZ	2.0	1.0	820	$874	$1.07	44d	1	1.49mi
39 W 30th St Unit B Tucson, AZ	2.0	1.0	820	$874	$1.07	17d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $89,999 Active 149 DOM
2. 2026-06-17
   days on market $89,999 Active 148 DOM
3. 2026-06-16
   days on market $89,999 Active 147 DOM
4. 2026-06-15
   days on market $89,999 Active 146 DOM
5. 2026-06-13
   days on market $89,999 Active 144 DOM
6. 2026-06-10
   days on market $89,999 Active 141 DOM
7. 2026-06-09
   days on market $89,999 Active 140 DOM
8. 2026-06-08
   days on market $89,999 Active 139 DOM
9. 2026-06-07
   days on market $89,999 Active 138 DOM
10. 2026-06-05
    days on market $89,999 Active 135 DOM
11. 2026-06-03
    days on market $89,999 Active 134 DOM
12. 2026-06-02
    days on market $89,999 Active 133 DOM
13. 2026-06-01
    days on market $89,999 Active 132 DOM
14. 2026-05-31
    days on market $89,999 Active 131 DOM
15. 2026-01-20
    listed $99,000 Active 1390-char remark

    Show marketing remark (1390 chars)

    Welcome to this stunning 2023-built home in the highly sought-after Silverlake Estates community, offering a vibrant lifestyle with amenities for all ages. This like-new home is in pristine condition and ready for you to move in! Boasting a modern design with open living spaces, a stylish kitchen with stainless steel appliances, and ample natural light throughout, this home is perfect for entertaining or relaxing. The spacious main bedroom suite features a large walk-in shower, while two additional bedrooms provide flexibility for family, guests, or a home office. Outside, enjoy the low-maintenance yard with ample parking and a covered carport. Living in Silverlake Estates means you'll have access to an impressive array of amenities, including Sparkling community pool " Basketball court and playground for outdoor fun " Picnic area and clubhouse for gatherings " Community car wash, laundry room, and filtered water/vending machines. Conveniently located near downtown Tucson, this home offers easy access to shopping, dining, and entertainment. Don't miss this incredible opportunity to own a modern, move-in-ready home in a vibrant and amenity-rich community! Must be approved with park. Land lease $675/month. Serial #: BUC013074AZ. Size 16x70. Make: Clayton. Year: 2023. Dealer: Investment Builders Financial LLC License #8571 --

ⓘ 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 4/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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: $17,007
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,618
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $924/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 80/100 Cosmetic rehab

This 2023-built home in Silverlake Estates is in excellent condition with modern updates and a low-maintenance design, making it a great investment opportunity.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Rental Landscaping and adding plants — Improves curb appeal and attracts tenants
• Both Adding a small patio or seating area — Enhances outdoor living space and increases property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Rental Landscaping and adding plants — Improves curb appeal and attracts tenants ↑
• Both Adding a small patio or seating area — Enhances outdoor living space and increases property 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: 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): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1517.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• 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

• 2026-01-20 Listed $99,000 ARMLS