1358 W Mohawk Dr · Flowing Wells, AZ 85705

$115,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 11 Days on market

Built 1973 7,269 sqft lot $160/sqft · 151% above area

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Add an additional dwelling, build a duplex, endless possibilities with Multiple Use Zoning! Selling as-is! Did I mention the potential for an amazing view!

Key facts

• Multiple use zoning
• Additional dwelling
• Amazing view

Tags

• ADDITIONAL DWELLING
• MULTIPLE USE ZONING
• AMAZING VIEW

Property features AI

Finance

• Other: Lot is subdivided (approx. 7,269 sq ft); Lot dimensions: 113 x 60 x 104 x 62; Zoned Tucson - MU

Exterior

• Parking: Attached garage; 1 covered/carport space
• Utilities: Connected to sewer; Water from local water company
• Home design: Mobile home; Single-story; Fixer condition
• Construction: Frame construction; Metal roof
• Exterior features: Deck; Chain link fencing; Paved road access; City-maintained road

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Window unit(s)
• Interior features: Refrigerator; Gas range
• Laundry & utility: Laundry in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (7.3% below list).
• Recommended offer: $107k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 6.0% 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.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homer Davis Elementary School (math 20% / reading 28%, grade F, #664 of 1,109 statewide, top 60%, 411 students, 86% FRL); Flowing Wells High School (math 22% / reading 24%, grade F, #208 of 381 statewide, top 55%, 1,694 students, 65% FRL) — zoned schools average 75% FRL vs 24% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Amphitheater Unified District (4406) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 181 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% 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 $795 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $106,607 (7.3% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $45,762
• List price: $115,000
• Delta: 151.30%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1358 W Mohawk Dr	0.00mi	2/1.0	720 (0%)	0mo	$115,000	$160	100
4737 N Kenwood Ct	0.36mi	2/1.0	784 (+9%)	4mo	$199,900	$255	65
1537 W Wabash St	0.26mi	2/2.0	780 (+8%)	8mo	$150,000	$192	63
1741 W Wetmore Rd #33	0.69mi	2/2.0	720 (0%)	5mo	$16,000	$22	60
1741 W Wetmore Rd #34	0.67mi	3/2.0 (+1)	720 (0%)	0mo	$19,000	$26	59
1741 W Wetmore Rd #23	0.69mi	3/1.5 (+1)	720 (0%)	8mo	$17,500	$24	54
1741 W Wetmore Rd #15	0.69mi	3/1.5 (+1)	720 (0%)	22mo	$17,500	$24	42
1741 W Wetmore Rd #22	0.69mi	3/1.5 (+1)	720 (0%)	23mo	$17,500	$24	42
1741 W Wetmore Rd #5	0.69mi	2/1.0	800 (+11%)	16mo	$3,000	$4	36

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-13,159
• Equity at exit: $17,147

10-year hold

• IRR: -6.4%
• Equity multiple: 0.63×
• Total profit: $-11,836
• Equity at exit: $9,943

Cash invested: $32,200 (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 85705

• Rents YoY: 0.3%
• Active inventory: 181
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $131

Break-even live

Break-even rent $900

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $196	-5% $163	+0% $131	+5% $98	+10% $66
Rent	-10% $47	-5% $89	+0% $131	+5% $173	+10% $215
Rate	-1.0pp $189	-0.5pp $160	base $131	+0.5pp $101	+1.0pp $71

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 N La Canada Dr Tucson, AZ	1.0	1.0	686	$1,343	$1.96	46d	1	0.43mi
1089 W Schafer Dr Unit 4 Tucson, AZ	1.0	1.0	350	$750	$2.14	23d	1	0.47mi
620 W Limberlost Dr Unit E24 Tucson, AZ	2.0	1.0	672	$1,200	$1.79	25d	1	0.93mi
1215 W Roger Rd Unit 1241-14 Tucson, AZ	1.0	1.0	670	$895	$1.34	45d	1	0.97mi
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$1,084	$1.73	45d	4	0.99mi
1990 W Amy Pl Unit B Tucson, AZ	1.0	1.0	600	$900	$1.50	22d	1	1.00mi
3802 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	555	$1,100	$1.98	45d	5	1.14mi
60 W Stone Loop Tucson, AZ	2.0	1.0	588	$1,395	$2.37	4d	46	1.29mi
239 W Limberlost Dr Tucson, AZ	1.0	1.0	680	$795	$1.17	45d	1	1.32mi
3700 N Fairview Ave Unit 104 Tucson, AZ	1.0	1.0	444	$949	$2.14	5d	1	1.39mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$1,099	$1.78	3d	25	1.40mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	45d	1	1.41mi
532 W Simmons Rd Tucson, AZ	1.0	1.0	566	$1,000	$1.77	19d	1	1.43mi
115 W Limberlost Dr Tucson, AZ	1.0–2.0	1.0–2.0	806	$1,350	$1.67	25d	1	1.43mi
30 E Camino Villas Tucson, AZ	1.0	1.0	440	$753	$1.71	23d	1	1.47mi

Listing history 5 events

1. 2026-05-13
   status Pending 156-char remark
2. 2026-05-07
   historical Active Contingent 156-char remark
3. 2026-05-02
   listed $115,000 Active 156-char remark
4. 1981-05-01
   soldstatus $25,000
5. 1980-05-01
   soldstatus $12,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$34/yr (+$3/mo · 4.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $12,793
• − Mortgage interest: −$6,442
• − Property taxes: −$725
• − Insurance: −$575
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,345
• Taxable loss: −$341
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,652/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: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

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 · 1,012,107 people
• Metro: Tucson, AZ
• Population (ZIP): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 4240.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 18% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Portuguese 2% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• 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

+858.3% since first listed

8 events — show timeline

• 2026-06-15 Sold (MLS) $115,000 MLSSAZ
• 2026-06-05 Price Changed $114,700 MLSSAZ
• 2026-05-13 Pending — MLSSAZ
• 2026-05-07 Contingent — MLSSAZ
• 2026-05-06 Price Changed $115,000 MLSSAZ
• 2026-05-02 Listed $115,000 MLSSAZ
• 1981-05-01 Sold (Public Records) $25,000 Public Records
• 1980-05-01 Sold (Public Records) $12,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $725 · +4.5% YoY. Source: county tax records.