8735 W Saguaro Moon Rd · Marana, AZ 85653

$1

4 bd · 3.0 ba · 2,311 sqft · SingleFamily public records · 20 Days on market

Built 2014 6,142 sqft lot $107/mo HOA · 4% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax this summer with your very own pool! This gorgeous resort-like backyard has a sparkling pool, in-ground trampoline, artistic pavers, and turf. This well maintained home has a huge loft, 4 bedrooms, 2.5 baths, 2311 Sq Ft and PAID OFF SOLAR! This kitchen is a chef's dream; it features beautiful cabinets and a large pantry. This home boasts ceiling fans, new shutters, and low care tile floors. Large loft that would be perfect for a home office, gym, movie room, or kid's play room. Spacious owner's suite has a huge walk-in closet. Great community with clubhouse, fitness center, pool, splash pad, playgrounds and a walk/bike path. Did I mention that the solar panels are PAID OFF?!

Key facts

• 6,142 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Part of Saguaro Bloom Master association; Community pool; HOA dues approximately $107 per month covering common area maintenance

Exterior

• Parking: 2-car garage; 2 covered parking spaces
• Utilities: Water from a water company; Sewer connected
• Home design: Single-family home; Two levels; Solar panels
• Construction: Frame with stucco exterior; Tile roof
• Exterior features: Covered patio/porch; Block fencing; Subdivided lot; Paved road access

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Kitchen island; Dishwasher
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1).
• Cap rate 2248518.4% vs local median 3.3% in Marana — 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 67/100 on livability (#67 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Marana Unified District (4404) (suburban): math 31% / reading 37% proficiency, ranked #83 of 249 in AZ (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marana Middle School (math 24% / reading 30%, grade F, #97 of 218 statewide, top 45%, 907 students, 44% FRL); Marana High School (math 21% / reading 24%, grade F, #210 of 381 statewide, top 55%, 2,379 students, 36% FRL).
• Market conditions: Rents rising (+3.4%/yr); 412 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $0 of loan paydown is wiped out by about $0 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 + 3.4% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 250730.00% ✓
• Cap rate: 2248518.40%
• Cash-on-cash: 8030400.38%
• DSCR: 357308.63
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $501,487
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9793 N Heavenly Bamboo Dr	0.11mi	4/3.0	2,273 (-2%)	2mo	$544,900	$240	91
9801 N Heavenly Bamboo Dr	0.11mi	4/3.0	2,273 (-2%)	2mo	$529,900	$233	90
8650 W Soaptree Yucca Pl	0.18mi	4/3.0	2,224 (-4%)	2mo	$482,900	$217	84
8803 W Saguaro Moon Rd	0.10mi	3/2.0 (-1)	2,241 (-3%)	1mo	$413,000	$184	81
9946 N Blue Hibiscus Dr	0.32mi	4/3.0	2,168 (-6%)	0mo	$542,000	$250	74
8817 W Atlow Rd	0.10mi	3/2.5 (-1)	2,574 (+11%)	1mo	$385,000	$150	69
8682 W Prairie Acacia Dr	0.18mi	4/2.0	2,051 (-11%)	2mo	$449,900	$219	68
8942 W Twin Springs Dr	0.28mi	4/3.0	2,574 (+11%)	0mo	$438,000	$170	67
9136 Blue Saguaro St	0.60mi	4/2.5	2,436 (+5%)	1mo	$525,000	$216	60
8874 W Red Spike Ice Dr	0.73mi	4/3.0	2,219 (-4%)	1mo	$435,000	$196	58
10094 N Cardon Grande Trl	0.53mi	4/3.0	2,027 (-12%)	1mo	$399,000	$197	54
10298 N Desert Tea Dr	0.73mi	4/3.0	2,535 (+10%)	1mo	$560,000	$221	49

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 430478.14×
• Total profit: $120,534
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 941284.00×
• Total profit: $263,559
• Equity at exit: $0

Cash invested: $0 (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 85653

• Home prices YoY: -21.8%
• Rents YoY: 3.4%
• Active inventory: 412

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$107
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,874

Break-even live

Break-even rent $135

Max offer price $1

Occupancy floor 20%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8869 W Irongate Rd Marana, AZ	4.0	2.0	2255	$2,249	$1.00	21d	1	0.16mi
10151 N Sand Sage Trl Marana, AZ	3.0	2.0	1593	$2,150	$1.35	43d	1	0.55mi
9848 N Howling Wolf Rd Marana, AZ	5.0	3.0	2587	$2,900	$1.12	43d	1	0.61mi
8756 W Weeping Dalea Dr Marana, AZ	3.0	2.0	1635	$2,399	$1.47	20d	1	0.67mi
8756 W Weeping Dalea Dr Marana, AZ	3.0	2.0	1635	$2,399	$1.47	23d	1	0.67mi
8167 W Circulo de los Morteros Tucson, AZ	4.0	2.0	1917	$2,600	$1.36	11d	1	0.68mi
10151 N Leopard Gecko Ter Marana, AZ	4.0	2.5	1856	$2,140	$1.15	44d	1	0.83mi
10207 N Onyx Moon Dr Tucson, AZ	3.0	2.0	1618	$2,100	$1.30	23d	1	0.86mi
9286 W Creosote Rain Dr Marana, AZ	4.0	2.0	1739	$2,095	$1.20	43d	1	0.99mi
10213 N Leopard Gecko Ter Marana, AZ	4.0	2.0	1787	$2,290	$1.28	43d	1	0.99mi
7925 W Mural Hill Dr Tucson, AZ	3.0	2.0	1575	$1,850	$1.17	43d	1	1.32mi
7706 W Desert Paintbrush Ct Unit NA Tucson, AZ	5.0	3.5	2650	$2,400	$0.91	10d	1	1.38mi

HOA detail

• Monthly dues: $107 · $1,284/yr
• Likely covers: landscapingpoolgym

Listing history 18 events

1. 2026-06-15
   days on market $1 Active 20 DOM
2. 2026-06-13
   days on market $1 Active 18 DOM
3. 2026-06-13
   days on market $1 Active 17 DOM
4. 2026-06-10
   days on market $1 Active 15 DOM
5. 2026-06-09
   days on market $1 Active 14 DOM
6. 2026-06-08
   days on market $1 Active 13 DOM
7. 2026-06-07
   days on market $1 Active 12 DOM
8. 2026-06-05
   days on market $1 Active 9 DOM
9. 2026-06-03
   days on market $1 Active 8 DOM
10. 2026-06-02
    days on market $1 Active 7 DOM
11. 2026-06-01
    days on market $1 Active 6 DOM
12. 2026-05-31
    days on market $1 Active 5 DOM
13. 2026-05-26
    listed $1 Active
14. 2023-08-11
    soldstatus $450,000 Closed 689-char remark

    Show marketing remark (689 chars)

    Relax this summer with your very own pool! This gorgeous resort-like backyard has a sparkling pool, in-ground trampoline, artistic pavers, and turf. This well maintained home has a huge loft, 4 bedrooms, 2.5 baths, 2311 Sq Ft and PAID OFF SOLAR! This kitchen is a chef's dream; it features beautiful cabinets and a large pantry. This home boasts ceiling fans, new shutters, and low care tile floors. Large loft that would be perfect for a home office, gym, movie room, or kid's play room. Spacious owner's suite has a huge walk-in closet. Great community with clubhouse, fitness center, pool, splash pad, playgrounds and a walk/bike path. Did I mention that the solar panels are PAID OFF?!

15. 2023-08-11
    soldstatus $450,000

    Show marketing remark (689 chars)

    Relax this summer with your very own pool! This gorgeous resort-like backyard has a sparkling pool, in-ground trampoline, artistic pavers, and turf. This well maintained home has a huge loft, 4 bedrooms, 2.5 baths, 2311 Sq Ft and PAID OFF SOLAR! This kitchen is a chef's dream; it features beautiful cabinets and a large pantry. This home boasts ceiling fans, new shutters, and low care tile floors. Large loft that would be perfect for a home office, gym, movie room, or kid's play room. Spacious owner's suite has a huge walk-in closet. Great community with clubhouse, fitness center, pool, splash pad, playgrounds and a walk/bike path. Did I mention that the solar panels are PAID OFF?!

16. 2023-08-02
    status Pending 689-char remark

    Show marketing remark (689 chars)

    Relax this summer with your very own pool! This gorgeous resort-like backyard has a sparkling pool, in-ground trampoline, artistic pavers, and turf. This well maintained home has a huge loft, 4 bedrooms, 2.5 baths, 2311 Sq Ft and PAID OFF SOLAR! This kitchen is a chef's dream; it features beautiful cabinets and a large pantry. This home boasts ceiling fans, new shutters, and low care tile floors. Large loft that would be perfect for a home office, gym, movie room, or kid's play room. Spacious owner's suite has a huge walk-in closet. Great community with clubhouse, fitness center, pool, splash pad, playgrounds and a walk/bike path. Did I mention that the solar panels are PAID OFF?!

17. 2023-06-30
    historical Active Contingent 689-char remark

    Show marketing remark (689 chars)

    Relax this summer with your very own pool! This gorgeous resort-like backyard has a sparkling pool, in-ground trampoline, artistic pavers, and turf. This well maintained home has a huge loft, 4 bedrooms, 2.5 baths, 2311 Sq Ft and PAID OFF SOLAR! This kitchen is a chef's dream; it features beautiful cabinets and a large pantry. This home boasts ceiling fans, new shutters, and low care tile floors. Large loft that would be perfect for a home office, gym, movie room, or kid's play room. Spacious owner's suite has a huge walk-in closet. Great community with clubhouse, fitness center, pool, splash pad, playgrounds and a walk/bike path. Did I mention that the solar panels are PAID OFF?!

18. 2023-06-20
    listed $450,000 Active 689-char remark

    Show marketing remark (689 chars)

    Relax this summer with your very own pool! This gorgeous resort-like backyard has a sparkling pool, in-ground trampoline, artistic pavers, and turf. This well maintained home has a huge loft, 4 bedrooms, 2.5 baths, 2311 Sq Ft and PAID OFF SOLAR! This kitchen is a chef's dream; it features beautiful cabinets and a large pantry. This home boasts ceiling fans, new shutters, and low care tile floors. Large loft that would be perfect for a home office, gym, movie room, or kid's play room. Spacious owner's suite has a huge walk-in closet. Great community with clubhouse, fitness center, pool, splash pad, playgrounds and a walk/bike path. Did I mention that the solar panels are PAID OFF?!

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $30,088
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − HOA: −$1,284
• − Depreciation: −$0
• Taxable income: $23,989
• Est. tax owed @ 24.0%: −$5,757
• After-tax cash flow: $16,728/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: Marana Unified District (4404)
• NCES district ID: 0404630
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $65,282
• Composite: 30.96/100
• National rank: #6103
• State rank: #83 of 249 in AZ

Livability — Marana

• Score: 67/100
• State rank: #67
• US rank: #11113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marana, AZ
• County: Pima County · 1,012,107 people
• City population: 39,625
• Metro: Tucson, AZ
• Population (ZIP): 23,574
• Household income: $86,154
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 181.0

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 0.55)
• Race & ethnicity: White 61% Hispanic / Latino 27% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -69.29%
• Current HPI: 249.3403
• Rent YoY: ▲ 3.43%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $1 MLSSAZ
• 2023-08-11 Sold (Public Records) $450,000 Public Records
• 2023-08-11 Sold (MLS) $450,000 MLSSAZ
• 2023-08-02 Pending — MLSSAZ
• 2023-06-30 Contingent — MLSSAZ
• 2023-06-20 Listed $450,000 MLSSAZ

Property tax history

+27.0%/yr

Latest (2025): $4,638 · +5.1% YoY. Source: county tax records.