5600 S Country Club Rd #40 · Tucson, AZ 85706

$68,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 51 Days on market

Built 2026 Good condition $56/sqft · 64% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a playground, a clubhouse, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Basketball court
• Playground

Tags

• BASKETBALL COURT
• PLAYGROUND
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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.
• Sunnyside Unified District (4407) (urban): math 9% / reading 15% proficiency, ranked #233 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 113 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/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 $474 of loan paydown is wiped out by about $2k 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 + 0.3% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $66,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 2.23% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.79%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $187,787
• List price: $68,500
• Delta: -63.52%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3348 E Holladay St	0.44mi	3/2.0	1,056 (-13%)	4mo	$240,000	$227	54
3048 E Acacia Club Ln	0.75mi	3/2.0	1,120 (-8%)	8mo	$195,000	$174	46
2602 E Walnut St	0.73mi	2/2.0 (-1)	1,232 (+1%)	22mo	$780,000	$633	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 · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.64×
• Total profit: $31,444
• Equity at exit: $10,214

10-year hold

• IRR: 44.9%
• Equity multiple: 4.73×
• Total profit: $71,596
• Equity at exit: $5,923

Cash invested: $19,180 (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 85706

• Home prices YoY: -14.2%
• Rents YoY: 0.3%
• Active inventory: 113
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $732

Break-even live

Break-even rent $599

Max offer price $68,500

Occupancy floor 47%

Sensitivity live

Price	-10% $779	-5% $756	+0% $732	+5% $708	+10% $685
Rent	-10% $611	-5% $672	+0% $732	+5% $792	+10% $852
Rate	-1.0pp $766	-0.5pp $749	base $732	+0.5pp $714	+1.0pp $696

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3074 E Via Genovesa Tucson, AZ	2.0	2.0	947	$1,560	$1.65	4d	1	0.15mi
5515 S Forgeus Ave Tucson, AZ	1.0–3.0	1.0–2.0	742	$1,415	$1.91	2d	37	0.38mi
2755 E Liverpool Dr Tucson, AZ	3.0	1.0	1300	$1,595	$1.23	15d	1	0.43mi
5405 S Masterson Ave #1 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	3d	1	0.52mi
5405 S Masterson Ave Unit 2 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	2d	1	0.52mi
2145 E Calle Gran Desierto Tucson, AZ	2.0	2.0	1043	$1,495	$1.43	2d	1	0.75mi
2602 E Walnut St Unit 9 Tucson, AZ	3.0	2.0	1232	$1,300	$1.06	44d	1	0.76mi
2602 E Walnut St Unit 1 Tucson, AZ	2.0	1.0	890	$1,095	$1.23	24d	1	0.76mi
6016 S Avenida Ribero Tucson, AZ	2.0	2.0	1024	$1,400	$1.37	24d	1	0.82mi
6047 S Avenida Las Monjas Tucson, AZ	2.0	2.0	1180	$1,550	$1.31	4d	1	0.84mi
5000 S Country Club Rd Tucson, AZ	1.0–2.0	1.0	637	$1,120	$1.76	4d	16	0.87mi
6046 S Avenida Talca Tucson, AZ	2.0	2.0	969	$1,495	$1.54	44d	1	0.99mi
1711 E Canada St Tucson, AZ	4.0	2.0	1183	$1,800	$1.52	15d	1	1.05mi
6272 Spruce Goose Ave Tucson, AZ	2.0	1.0	1015	$1,675	$1.65	22d	1	1.06mi
5918 S Del Moral Blvd Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	22d	1	1.22mi
1360 E Drexel Rd Unit CH1360-402 Tucson, AZ	2.0	1.0	750	$1,025	$1.37	44d	1	1.30mi
1360 E Drexel Rd Unit CH1360-404 Tucson, AZ	2.0	1.0	750	$1,025	$1.37	24d	1	1.30mi
6280 S Campbell Ave Tucson, AZ	3.0	2.0	1050	$1,425	$1.36	3d	1	1.32mi
6280 S Campbell Ave Tucson, AZ	3.0–4.0	2.0	1100	$1,375	$1.25	21d	7	1.32mi
6280 S Campbell Ave Tucson, AZ	4.0	2.0	1150	$1,700	$1.48	15d	1	1.32mi
5625 S Irving Dr Tucson, AZ	4.0	2.0	1322	$1,900	$1.44	44d	1	1.33mi
4069 E Market St Tucson, AZ	3.0	2.0	1331	$1,875	$1.41	24d	1	1.35mi
1301 E Drexel Rd Unit CH1301-103 Tucson, AZ	3.0	2.0	800	$1,499	$1.87	4d	1	1.38mi
4167 E Market St Tucson, AZ	3.0	2.0	1114	$2,100	$1.89	44d	1	1.48mi
4184 E Market St Tucson, AZ	3.0	2.0	1008	$1,605	$1.59	24d	1	1.49mi

Listing history 5 events

1. 2026-06-03
   days on market $68,500 Active 51 DOM
2. 2026-06-02
   days on market $68,500 Active 50 DOM
3. 2026-06-01
   pricedays on market $68,500 Active 49 DOM
4. 2026-05-31
   days on market $68,000 Active 48 DOM
5. 2026-04-13
   listed $68,000 Active 401-char remark

   Show marketing remark (401 chars)

   * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a playground, a clubhouse, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 ≥104°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: $18,308
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$1,993
• Taxable income: $8,179
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $6,820/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 · 9 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bathroom manufactured home is in good condition with minimal repairs needed. A fresh coat of paint on the exterior and replacing the ceiling fan would significantly enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace ceiling fan — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace ceiling fan — Improves energy efficiency and aesthetics ↑

ⓘ 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: Sunnyside Unified District (4407)
• NCES district ID: 0408170
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $34,365
• Composite: 9.76/100
• National rank: #9827
• State rank: #233 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): 54,236
• Household income: $50,248
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1926.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 10% Native American 6% Black 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 25% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -62.59%
• Current HPI: 376.8462
• Rent YoY: ▲ 0.26%
• 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

• 2026-04-13 Listed $68,000 Zillow