4444 E Benson Hwy #249 · Tucson, AZ 85706

$49,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 337 Days on market

Built 2025 Poor condition $47/sqft · 73% below area ↓ 20% since listing

---

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
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +1.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a picnic area / pavilion / grill, community events, and a clubhouse. 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

• Picnic area
• Clubhouse
• Modern bathroom

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• PICNIC AREA
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.5% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 40% 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 $345 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 3.33% ✓
• Cap rate: 29.52%
• Cash-on-cash: 82.96%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (median comp): $182,972
• List price: $49,900
• Delta: -72.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6279 S Flowing Water Pl	0.32mi	3/2.0	1,120 (+6%)	22mo	$210,000	$188	56

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: 80.2%
• Equity multiple: 4.51×
• Total profit: $49,009
• Equity at exit: $7,440

10-year hold

• IRR: 82.9%
• Equity multiple: 8.49×
• Total profit: $104,702
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $966

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 37%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6288 S Flowing Water Pl Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	17d	1	0.34mi
4580 E Rex St Unit 4 Tucson, AZ	2.0	2.0	1000	$1,175	$1.18	44d	1	0.36mi
4184 E Market St Tucson, AZ	3.0	2.0	1008	$1,605	$1.59	24d	1	0.43mi
4167 E Market St Tucson, AZ	3.0	2.0	1114	$2,100	$1.89	44d	1	0.47mi
4069 E Market St Tucson, AZ	3.0	2.0	1331	$1,875	$1.41	24d	1	0.60mi
6838 S Creek Run Ave Tucson, AZ	3.0	2.0	1094	$2,000	$1.83	44d	1	0.74mi
6330 S Crescent Peak Dr Tucson, AZ	3.0	2.0	1391	$1,795	$1.29	3d	1	0.80mi
5625 S Irving Dr Tucson, AZ	4.0	2.0	1322	$1,900	$1.44	44d	1	0.90mi
4087 E Lushfield Dr Tucson, AZ	3.0	2.0	1385	$1,695	$1.22	24d	1	1.01mi
6385 S Ambarella Dr Tucson, AZ	3.0	2.0	1465	$1,799	$1.23	3d	1	1.21mi
5095 E Fishhook Ct Tucson, AZ	3.0	2.0	1287	$1,695	$1.32	24d	1	1.26mi
6965 S Ladys Thumb Ln Tucson, AZ	3.0	2.5	1340	$1,750	$1.31	15d	1	1.41mi
6974 S Ladys Thumb Ln Tucson, AZ	3.0	3.0	1298	$2,000	$1.54	44d	1	1.43mi
7060 S Red Maids Dr Tucson, AZ	4.0	2.0	1417	$1,795	$1.27	44d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $49,900 Active 337 DOM
2. 2026-06-17
   days on market $49,900 Active 336 DOM
3. 2026-06-16
   days on market $49,900 Active 335 DOM
4. 2026-06-15
   days on market $49,900 Active 334 DOM
5. 2026-06-13
   days on market $49,900 Active 332 DOM
6. 2026-06-13
   days on market $49,900 Active 331 DOM
7. 2026-06-10
   days on market $49,900 Active 329 DOM
8. 2026-06-09
   days on market $49,900 Active 328 DOM
9. 2026-06-08
   days on market $49,900 Active 327 DOM
10. 2026-06-07
    days on market $49,900 Active 326 DOM
11. 2026-06-05
    days on market $49,900 Active 323 DOM
12. 2026-06-03
    days on market $49,900 Active 322 DOM
13. 2026-06-02
    days on market $49,900 Active 321 DOM
14. 2026-06-01
    pricedays on market $49,900 Active 320 DOM
15. 2026-05-31
    days on market $49,400 Active 319 DOM
16. 2026-02-01
    price $49,400 491-char remark

    Show marketing remark (491 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a picnic area / pavilion / grill, community events, and a clubhouse. 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.

17. 2026-01-14
    price $49,900 491-char remark

    Show marketing remark (491 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a picnic area / pavilion / grill, community events, and a clubhouse. 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.

18. 2025-08-14
    price $50,600 491-char remark

    Show marketing remark (491 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a picnic area / pavilion / grill, community events, and a clubhouse. 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.

19. 2025-07-16
    listed $61,400 Active 491-char remark

    Show marketing remark (491 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a picnic area / pavilion / grill, community events, and a clubhouse. 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 12 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: $19,911
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$1,452
• Taxable income: $11,480
• Est. tax owed @ 24.0%: −$2,755
• After-tax cash flow: $8,836/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 · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its exterior, interior, HVAC, and landscaping. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Peeling paint and visible wear on the exterior siding.
• Major foundation — Signs of wear and potential structural issues.
• Major roof — No visible signs of damage, but the overall condition suggests it may need replacement.
• Major HVAC/mechanicals — No photos of HVAC or mechanical systems provided, but the overall condition suggests they may need replacement.
• Major interior walls/paint — No interior photos provided, but the exterior suggests the interior may be in a similar state of disrepair.
• Major flooring — No flooring inspection possible from exterior photos, but the exterior suggests the interior may be in a similar state of disrepair.
• Major landscaping — Minimal landscaping and low curb appeal, which may not be a factor in its value.

Value-add opportunities

• Resale exterior siding replacement — A new exterior siding will significantly improve the home's curb appeal and overall appearance.
• Rental HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, making the home more attractive to renters.
• Both landscaping improvements — Improved landscaping will enhance the home's curb appeal and potentially increase its value for both resale and rental purposes.
• Both interior updates — Painting and updating interior walls and flooring will improve the home's overall condition and appearance, making it more attractive to buyers and renters.
• Both roof replacement — A new roof will improve the home's structural integrity and overall condition, making it more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint and visible wear on the exterior siding.	Major	$15,000–50,000
foundation · Signs of wear and potential structural issues.	Major	$15,000–50,000
roof · No visible signs of damage, but the overall condition suggests it may need replacement.	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC or mechanical systems provided, but the overall condition suggests they may need replacement.	Major	$15,000–50,000
interior walls/paint · No interior photos provided, but the exterior suggests the interior may be in a similar state of disrepair.	Major	$15,000–50,000
flooring · No flooring inspection possible from exterior photos, but the exterior suggests the interior may be in a similar state of disrepair.	Major	$15,000–50,000
landscaping · Minimal landscaping and low curb appeal, which may not be a factor in its value.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale exterior siding replacement — A new exterior siding will significantly improve the home's curb appeal and overall appearance. ↑
• Rental HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, making the home more attractive to renters. ↑
• Both landscaping improvements — Improved landscaping will enhance the home's curb appeal and potentially increase its value for both resale and rental purposes. ↑
• Both interior updates — Painting and updating interior walls and flooring will improve the home's overall condition and appearance, making it more attractive to buyers and renters. ↑
• Both roof replacement — A new roof will improve the home's structural integrity and overall condition, making it more attractive to buyers and renters. ↑

ⓘ 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

• 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

-19.5% since first listed

4 events — show timeline

• 2026-02-01 Price Changed $49,400 Zillow
• 2026-01-14 Price Changed $49,900 Zillow
• 2025-08-14 Price Changed $50,600 Zillow
• 2025-07-16 Listed $61,400 Zillow