6260 S Waterton Dr · Drexel Heights, AZ 85746

$124,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 195 Days on market

Built 1996 3,920 sqft lot $134/sqft · 11% below area Est $140k · 11% under $127/mo HOA · 10% 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 +14.9/30.0
• ARV discount +12.6/15.0
• 1% rule +5.4/10.0
• DSCR +4.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Great opportunity to own this lovely 2-bed, 2-bath home with carport parking! Excellent location, close to various dining spots, schools, and more. Be welcomed by a cozy front porch upon arrival. Come inside to find an inviting living room featuring wood-look flooring, neutral palette, and vaulted ceilings that add to the spacious feel. The eat-in kitchen offers plenty of cabinets topped with crown molding and a convenient breakfast bar. Airy primary bedroom provides a walk-in closet for easy organization and a private bathroom, bringing comfort to your daily routine. Imagine tranquil evenings on the relaxing deck, perfect for enjoying a good book or a refreshing drink. Don't miss out on this value! Hurry! Owner/agent

Key facts

• Walk-in closet
• Inviting living room
• Relaxing deck

Tags

• COZY FRONT PORCH
• INVITING LIVING ROOM
• EAT-IN KITCHEN
• WALK-IN CLOSET
• PRIVATE BATHROOM
• RELAXING DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $37 ($440/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.6% in Drexel Heights — 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 66/100 on livability (#73 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Tucson Unified District (4403) (urban): math 14% / reading 23% proficiency, ranked #190 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.2%/yr); 148 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $857 of loan paydown is wiped out by about $4k 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

• It's been on market 195 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $36k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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: 1.04% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 8.0

CMA / ARV

• ARV (median comp): $140,000
• List price: $124,000
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6160 S Barrister Rd	0.12mi	2/2.0	1,024 (+11%)	1mo	$140,000	$137	75
3161 W Century Dr	0.30mi	2/2.0	980 (+6%)	14mo	$133,000	$136	64
6144 S Foxhunt Dr	0.15mi	2/2.0	1,040 (+13%)	18mo	$165,000	$159	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-21,449
• Equity at exit: $18,489

10-year hold

• IRR: -19.0%
• Equity multiple: 0.14×
• Total profit: $-29,908
• Equity at exit: $10,721

Cash invested: $34,720 (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 85746

• Home prices YoY: -15.2%
• Rents YoY: -0.2%
• Active inventory: 148
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$127
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $37

Break-even live

Break-even rent $1,245

Max offer price $124,000

Occupancy floor 92%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3350 W Valencia Rd Tucson, AZ	1.0–2.0	1.0–2.0	649	$1,229	$1.89	1d	1	0.22mi
6978 S Placita de Amigos Tucson, AZ	2.0	2.0	894	$1,400	$1.57	43d	1	0.89mi
3049 W Avenida Destino Tucson, AZ	2.0	2.0	836	$1,445	$1.73	43d	1	1.33mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 34 events

1. 2026-06-18
   days on market $124,000 Active 195 DOM
2. 2026-06-17
   days on market $124,000 Active 194 DOM
3. 2026-06-16
   days on market $124,000 Active 193 DOM
4. 2026-06-15
   days on market $124,000 Active 192 DOM
5. 2026-06-13
   days on market $124,000 Active 190 DOM
6. 2026-06-10
   days on market $124,000 Active 187 DOM
7. 2026-06-09
   days on market $124,000 Active 186 DOM
8. 2026-06-08
   days on market $124,000 Active 185 DOM
9. 2026-06-07
   days on market $124,000 Active 184 DOM
10. 2026-06-05
    days on market $124,000 Active 181 DOM
11. 2026-06-03
    days on market $124,000 Active 180 DOM
12. 2026-06-02
    days on market $124,000 Active 179 DOM
13. 2026-06-02
    price $124,000 Active 178 DOM
14. 2026-06-01
    days on market $129,000 Active 178 DOM
15. 2026-05-31
    days on market $129,000 Active 177 DOM
16. 2026-04-06
    price $129,000 745-char remark

    Show marketing remark (745 chars)

    MOTIVATED SELLER! Great opportunity to own this lovely 2-bed, 2-bath home with carport parking! Excellent location, close to various dining spots, schools, and more. Be welcomed by a cozy front porch upon arrival. Come inside to find an inviting living room featuring wood-look flooring, neutral palette, and vaulted ceilings that add to the spacious feel. The eat-in kitchen offers plenty of cabinets topped with crown molding and a convenient breakfast bar. Airy primary bedroom provides a walk-in closet for easy organization and a private bathroom, bringing comfort to your daily routine. Imagine tranquil evenings on the relaxing deck, perfect for enjoying a good book or a refreshing drink. Don't miss out on this value! Hurry! Owner/agent

17. 2026-02-17
    price $139,000 745-char remark

    Show marketing remark (745 chars)

    MOTIVATED SELLER! Great opportunity to own this lovely 2-bed, 2-bath home with carport parking! Excellent location, close to various dining spots, schools, and more. Be welcomed by a cozy front porch upon arrival. Come inside to find an inviting living room featuring wood-look flooring, neutral palette, and vaulted ceilings that add to the spacious feel. The eat-in kitchen offers plenty of cabinets topped with crown molding and a convenient breakfast bar. Airy primary bedroom provides a walk-in closet for easy organization and a private bathroom, bringing comfort to your daily routine. Imagine tranquil evenings on the relaxing deck, perfect for enjoying a good book or a refreshing drink. Don't miss out on this value! Hurry! Owner/agent

18. 2026-02-03
    price $150,000 745-char remark

    Show marketing remark (745 chars)

    MOTIVATED SELLER! Great opportunity to own this lovely 2-bed, 2-bath home with carport parking! Excellent location, close to various dining spots, schools, and more. Be welcomed by a cozy front porch upon arrival. Come inside to find an inviting living room featuring wood-look flooring, neutral palette, and vaulted ceilings that add to the spacious feel. The eat-in kitchen offers plenty of cabinets topped with crown molding and a convenient breakfast bar. Airy primary bedroom provides a walk-in closet for easy organization and a private bathroom, bringing comfort to your daily routine. Imagine tranquil evenings on the relaxing deck, perfect for enjoying a good book or a refreshing drink. Don't miss out on this value! Hurry! Owner/agent

19. 2025-12-05
    listed $160,000 Active 745-char remark

    Show marketing remark (745 chars)

    MOTIVATED SELLER! Great opportunity to own this lovely 2-bed, 2-bath home with carport parking! Excellent location, close to various dining spots, schools, and more. Be welcomed by a cozy front porch upon arrival. Come inside to find an inviting living room featuring wood-look flooring, neutral palette, and vaulted ceilings that add to the spacious feel. The eat-in kitchen offers plenty of cabinets topped with crown molding and a convenient breakfast bar. Airy primary bedroom provides a walk-in closet for easy organization and a private bathroom, bringing comfort to your daily routine. Imagine tranquil evenings on the relaxing deck, perfect for enjoying a good book or a refreshing drink. Don't miss out on this value! Hurry! Owner/agent

20. 2025-10-30
    soldstatus $90,000
21. 2018-03-14
    soldstatus $54,500 Closed 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

22. 2018-03-14
    soldstatus $54,500

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

23. 2018-03-05
    status Pending 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

24. 2018-03-05
    status Active 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

25. 2018-02-22
    historical Active Contingent 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

26. 2018-02-03
    price $56,900 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

27. 2018-02-02
    price $55,900 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

28. 2018-01-02
    status Active 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

29. 2017-12-30
    historical Active Contingent 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

30. 2017-12-11
    listed $57,900 Active 478-char remark

    Show marketing remark (478 chars)

    Lovely home located on rise in a friendly 55+ subdivision. View to east for perfect sunrises and mountain scenes. Spacious porch on north side of home affords many evenings of quiet enjoyment and potential entertainment. Covered porch on south side as well. Storage shed in back yard. Split bedroom plan provides for privacy, and 2 full baths are beneficial. Kitchen is well appointed and appliances stay. Most furnishings stay. Potentially move-in ready with 30-day notice.

31. 2002-02-20
    soldstatus $55,000
32. 1992-07-06
    soldstatus $306,000
33. 1986-01-01
    soldstatus $2,682,000
34. 1985-11-01
    soldstatus $2,000,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $15,502
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − HOA: −$1,524
• − Depreciation: −$3,607
• Taxable loss: −$1,535
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $808/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: Tucson Unified District (4403)
• NCES district ID: 0408800
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $40,962
• Composite: 15.78/100
• National rank: #9270
• State rank: #190 of 249 in AZ

Livability — Drexel Heights

• Score: 66/100
• State rank: #73
• US rank: #11688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drexel Heights, AZ
• County: Pima County · 1,012,107 people
• Metro: Tucson, AZ
• Population (ZIP): 42,835
• Household income: $68,903
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1050.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% White 20% Two or more races 16% Native American 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▼ -56.03%
• Current HPI: 312.2096
• Rent YoY: ▼ -0.25%
• 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

-93.5% since first listed

19 events — show timeline

• 2026-04-06 Price Changed $129,000 MLSSAZ
• 2026-02-17 Price Changed $139,000 MLSSAZ
• 2026-02-03 Price Changed $150,000 MLSSAZ
• 2025-12-05 Listed $160,000 MLSSAZ
• 2025-10-30 Sold (Public Records) $90,000 Public Records
• 2018-03-14 Sold (Public Records) $54,500 Public Records
• 2018-03-14 Sold (MLS) $54,500 MLSSAZ
• 2018-03-05 Pending — MLSSAZ
• 2018-03-05 Relisted — MLSSAZ
• 2018-02-22 Contingent — MLSSAZ
• 2018-02-03 Price Changed $56,900 MLSSAZ
• 2018-02-02 Price Changed $55,900 MLSSAZ
• 2018-01-02 Relisted — MLSSAZ
• 2017-12-30 Contingent — MLSSAZ
• 2017-12-11 Listed $57,900 MLSSAZ
• 2002-02-20 Sold (Public Records) $55,000 Public Records
• 1992-07-06 Sold (Public Records) $306,000 Public Records
• 1986-01-01 Sold (Public Records) $2,682,000 Public Records
• 1985-11-01 Sold (Public Records) $2,000,000 Public Records

Property tax history

-51.2%/yr

Latest (2025): $0 · +8.3% YoY. Source: county tax records.