2752 W Diamond St · Flowing Wells, AZ 85705

$40,000

4 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 61 Days on market

Built 1997 9,322 sqft lot

---

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
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

CASH ONLY! Major fixer-upper. This 4 bedroom, 2 bathroom home offers nearly 1,900 square feet of living space and is priced for investors ready to take on a project. No entry. Property is being sold As Is, Where Is. Submit highest and best offer by end of day 4/12/26. No Inspections after offer acceptance.

Key facts

• 9,322 sq ft lot
• Built 1997
• Listed 61 days

Property features AI

Finance

• Other: Lot dimensions approximately 70 x 140; Lot size approximately 9,322 sq ft; Zoning: Pima County - CMH1
• Financial info: Tax details excluded per instructions
• HOA & community: Community features include basketball court, paved streets, and a park

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Sewer connected; No electric meter/service indicated
• Home design: Manufactured home; One story; Facing direction not provided
• Construction: Frame construction with stucco exterior; Metal roof
• Exterior features: Covered patio/porch; Chain link fencing; Paved road access; Subdivided lot

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Details not provided
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Disposal
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.0% vs local median 6.1% in Flowing Wells — 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 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.
• Flowing Wells Unified District (4405) (suburban): math 23% / reading 30% proficiency, ranked #143 of 249 in AZ (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Laguna Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 394 students, 92% FRL); Flowing Wells Junior High School (math 24% / reading 28%, grade F, #100 of 218 statewide, top 47%, 818 students, 74% FRL); Flowing Wells High School (math 22% / reading 24%, grade F, #208 of 381 statewide, top 55%, 1,694 students, 65% FRL).
• Market conditions: Rents flat; 177 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 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 $22k; list at $40k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 4.87% ✓
• Cap rate: 42.95%
• Cash-on-cash: 130.93%
• DSCR: 6.83
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2752 W Diamond St	0.00mi	4/2.0	1,848 (0%)	0mo	$85,000	$46	100
2622 W Kimberley St	0.20mi	3/2.0 (-1)	1,680 (-9%)	13mo	$255,775	$152	60
2402 W Kessler Pl	0.44mi	3/2.0 (-1)	1,587 (-14%)	22mo	$115,000	$72	33

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: —
• Equity multiple: 6.92×
• Total profit: $66,248
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 13.33×
• Total profit: $138,087
• Equity at exit: $3,458

Cash invested: $11,200 (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: 177
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$210
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,222

Break-even live

Break-even rent $402

Max offer price $40,000

Occupancy floor 32%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5841 N Belbrook Dr Tucson, AZ	3.0	2.5	1619	$2,200	$1.36	16d	1	1.08mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$2,076	$1.98	1d	32	1.13mi
2356 W Ian Pl Tucson, AZ	3.0	2.0	1595	$2,200	$1.38	1d	1	1.15mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	3d	1	1.21mi
2001 W La Osa Dr Tucson, AZ	4.0	2.0	1866	$2,045	$1.10	43d	1	1.28mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.0–2.5	1604	$2,286	$1.42	1d	13	1.31mi
5750 N La Cholla Blvd Tucson, AZ	2.0–3.0	2.0	1453	$2,172	$1.49	1d	11	1.34mi
1680 W Green Thicket Way Tucson, AZ	4.0	3.0	2000	$2,000	$1.00	43d	1	1.41mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	17d	1	1.49mi

Listing history 10 events

1. 2026-06-05
   status $40,000 Pending 61 DOM
2. 2026-06-03
   days on market $40,000 Active Contingent 61 DOM
3. 2026-06-02
   days on market $40,000 Active Contingent 60 DOM
4. 2026-06-01
   days on market $40,000 Active Contingent 59 DOM
5. 2026-05-31
   days on market $40,000 Active Contingent 58 DOM
6. 2026-04-16
   historical Active Contingent
7. 2026-04-03
   listed $40,000 Active
8. 2005-04-16
   historical
9. 2004-09-17
   listed $95,000
10. 1985-03-01
    soldstatus $22,000

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $23,388
• − Mortgage interest: −$2,241
• − Property taxes: −$1,095
• − Insurance: −$200
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$1,164
• Taxable income: $14,947
• Est. tax owed @ 24.0%: −$3,587
• After-tax cash flow: $11,077/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: Flowing Wells Unified District (4405)
• NCES district ID: 0403010
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $33,361
• Composite: 21.69/100
• National rank: #8271
• State rank: #143 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

+81.8% since first listed

5 events — show timeline

• 2026-04-16 Contingent — MLSSAZ
• 2026-04-03 Listed $40,000 MLSSAZ
• 2005-04-16 Listing Removed — MLSSAZ
• 2004-09-17 Listed $95,000 MLSSAZ
• 1985-03-01 Sold (Public Records) $22,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,095 · +4.6% YoY. Source: county tax records.