13501 N Galleno Ave · Marana, AZ 85658

$158,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 16 Days on market

Built 2002 8,268 sqft lot Est $180k · 12% under $6/mo HOA

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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 +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks MLS

Move-In-Ready home. 3 bedroom, 2 full bath, kitchen & laundry appliances included. Window coverings stay. Beautiful wood laminate kitchen floor. Carpet has been recently cleaned. Brand new masonary entry steps front & rear. Spacious greatroom/open kitchen w/abundant cabinets. Walk-in closet in master. Fenced rear yard. Several large mature trees. Owner will carry w/terms.

Key facts

• Central ac
• Spacious front yard
• Paved road

Tags

• OWNED LAND
• PAVED ROAD
• CENTRAL AC
• SPLIT-FLOOR PLAN
• SPACIOUS FRONT YARD
• SPACIOUS BACK YARD

Property features AI

Finance

• Other: Zoning: Marana - E
• HOA & community: Part of Adonis Mobile Home association; HOA fee $6 monthly (paid quarterly); HOA transfer fee $400; Association amenities: None listed

Exterior

• Utilities: Water from local water company; Sewer connected
• Home design: Manufactured home; Single-story; Fixer condition; Facing information not provided
• Construction: Steel frame; Wood frame
• Exterior features: Covered patio; Patio; Shed(s); Chain link fencing; Shared fence; Shrubs; Subdivided lot; Paved road (maintained by city)

Interior

• Kitchen: Refrigerator; Gas Range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Refrigerator; Gas Range
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $156k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Marjorie W Estes Elementary School (math 20% / reading 26%, grade F, #673 of 1,109 statewide, top 61%, 570 students, 49% FRL); 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: 463 active listings in the ZIP; high-income renter base; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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.
• Current owner paid $54k; list at $158k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major 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 $155,630 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.36% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.26%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $180,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13457 N Warfield Cir	0.15mi	2/2.0 (-1)	1,024 (+7%)	1mo	$193,000	$188	76

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $14,204
• Equity at exit: $23,558

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $63,679
• Equity at exit: $13,661

Cash invested: $44,240 (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 85658

• Home prices YoY: -2.8%
• Active inventory: 463
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$66
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$6
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $625

Break-even live

Break-even rent $1,355

Max offer price $158,000

Occupancy floor 66%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 13 events

1. 2026-06-18
   days on market $158,000 Active 16 DOM
2. 2026-06-17
   days on market $158,000 Active 15 DOM
3. 2026-06-16
   days on market $158,000 Active 14 DOM
4. 2026-06-15
   days on market $158,000 Active 13 DOM
5. 2026-06-13
   days on market $158,000 Active 11 DOM
6. 2026-06-13
   days on market $158,000 Active 10 DOM
7. 2026-06-10
   days on market $158,000 Active 8 DOM
8. 2026-06-09
   days on market $158,000 Active 7 DOM
9. 2026-06-08
   days on market $158,000 Active 6 DOM
10. 2026-06-07
    days on market $158,000 Active 5 DOM
11. 2026-06-05
    days on market $158,000 Active 2 DOM
12. 2026-06-03
    remarks 379-char remark
13. 2026-06-03
    listed $158,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $577 · $48/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$466/yr (+$39/mo · 80.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AO · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $25,754
• − Mortgage interest: −$8,850
• − Property taxes: −$577
• − Insurance: −$2,258
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$72
• − Depreciation: −$4,596
• Taxable income: $5,280
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $6,229/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): 16,051
• Household income: $123,415
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 147.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 17% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -7.72%
• Current HPI: 272.3729
• Rent YoY: —
• 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

+919.4% since first listed

18 events — show timeline

• 2026-06-01 Listed $158,000 MLSSAZ
• 2010-12-13 Sold (Public Records) $54,000 Public Records
• 2010-12-13 Sold (MLS) $54,000 MLSSAZ
• 2010-08-02 Listed $53,500 MLSSAZ
• 2010-06-08 Sold (MLS) $34,000 MLSSAZ
• 2010-04-20 Listed $37,100 MLSSAZ
• 2010-03-08 Listing Removed — MLSSAZ
• 2008-12-10 Listed $45,000 MLSSAZ
• 2006-07-26 Sold (MLS) $79,000 MLSSAZ
• 2006-07-25 Sold (Public Records) $79,900 Public Records
• 2006-07-03 Listed $79,900 MLSSAZ
• 2006-07-01 Listing Removed — MLSSAZ
• 2006-02-07 Listed $79,900 MLSSAZ
• 2004-11-30 Listing Removed — MLSSAZ
• 2004-07-23 Listed $77,599 MLSSAZ
• 2004-06-29 Listing Removed — MLSSAZ
• 2004-05-30 Listed $82,900 MLSSAZ
• 1987-11-01 Sold (Public Records) $15,500 Public Records

Property tax history

-1.5%/yr

Latest (2025): $577 · +4.8% YoY. Source: county tax records.