2305 W Ruthrauff Rd · Flowing Wells, AZ 85705

$99,000

3 bd · 2.0 ba · 1,344 sqft · Land · 292 Days on market

55+ age-restricted Built 1985 Good condition 8,000 sqft lot $74/sqft · 53% below area

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Why this score? — see what drove the C 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 3-bed, 2-bath home in the highly desirable Bella Capri 55+ gated community Lot # I9. This sale is for the mobile home only—home is located on leased land. Enjoy brand-new updates throughout including a new roof, AC, dual-pane windows, flooring, kitchen and bath cabinets, countertops, paint, skirting, and fully remodeled bathrooms. Bella Capri offers resort-style amenities including a pool, spa, clubhouse, billiards, shuffleboard, laundry facilities, and planned social events—all within a friendly, active neighborhood. With wide paved streets, off-street parking, and a prime Tucson location near shopping, dining, and golf, this community provides both comfort and convenience. Seller financing available!

Key facts

• Remodeled
• Dual-pane windows
• New flooring

Tags

• REMODELED
• NEW ROOF
• NEW AC
• DUAL-PANE WINDOWS
• NEW FLOORING
• NEW KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.9% 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: Centennial Elementary School (math 25% / reading 32%, grade F, #580 of 1,109 statewide, top 53%, 448 students, 81% 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; 224 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• At $1,681/mo this rent would consume 54% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.70% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $209,900
• List price: $99,000
• Delta: -52.83%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4842 N Maryvale Ave	0.40mi	4/1.0 (+1)	1,323 (-2%)	0mo	$256,000	$193	70
1731 W Root Ln	1.17mi	3/2.0	1,338 (-0%)	0mo	$290,000	$217	64
2661 W Fieldbrook Dr	1.33mi	3/2.0	1,450 (+8%)	1mo	$290,000	$200	51
5132 N River Fringe Dr	1.22mi	3/2.0	1,226 (-9%)	0mo	$330,000	$269	50
2034 W Amy Dr	0.64mi	3/2.0	1,508 (+12%)	1mo	$275,000	$182	49
5541 N Silver Stream Way	1.17mi	3/2.0	1,483 (+10%)	0mo	$325,000	$219	47
2015 W Brittain Dr	0.52mi	2/2.0 (-1)	1,160 (-14%)	1mo	$258,000	$222	47
4909 N River Vista Dr	0.66mi	3/2.0	1,144 (-15%)	1mo	$209,900	$183	44
5791 N Moonbrook Rd	1.37mi	3/2.0	1,630 (+21%)	0mo	$290,000	$178	40
2785 W Grandbrook St	1.37mi	2/2.0 (-1)	1,187 (-12%)	1mo	$305,000	$257	40
1700 W Sunset Rd	1.47mi	3/2.0	1,568 (+17%)	1mo	$505,000	$322	39
1605 W Homecoming Way	1.13mi	3/2.5	1,560 (+16%)	1mo	$335,000	$215	37

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: 18.9%
• Equity multiple: 1.74×
• Total profit: $20,528
• Equity at exit: $14,761

10-year hold

• IRR: 25.3%
• Equity multiple: 2.93×
• Total profit: $53,476
• Equity at exit: $8,560

Cash invested: $27,720 (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 85705

• Rents YoY: 0.3%
• Active inventory: 224
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $644

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $712	-5% $678	+0% $644	+5% $609	+10% $575
Rent	-10% $511	-5% $577	+0% $644	+5% $710	+10% $776
Rate	-1.0pp $693	-0.5pp $669	base $644	+0.5pp $618	+1.0pp $592

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4957 N Sunrise Ave Unit 1 Tucson, AZ	3.0	2.0	1079	$1,400	$1.30	34d	1	0.45mi
2116 W Calle Fortunado Tucson, AZ	3.0	2.0	1300	$1,500	$1.15	28d	1	0.48mi
2416 W Chris Oliver Way Tucson, AZ	3.0	2.5	1441	$1,895	$1.32	41d	1	0.64mi
4861 N River Vista Dr Tucson, AZ	3.0	2.0	1144	$1,500	$1.31	39d	1	0.66mi
2001 W La Osa Dr Tucson, AZ	4.0	2.0	1866	$2,045	$1.10	93d	1	0.74mi
5422 N Royal Palm Dr Unit 2- 3 bd -2 bth Tucson, AZ	3.0	2.0	1000	$2,000	$2.00	28d	1	0.94mi
5422 N Royal Palm Dr Unit 1 Tucson, AZ	4.0	3.0	1000	$900	$0.90	25d	1	0.94mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$2,056	$1.96	11d	11	0.96mi
2277 W Floral Cliff Way Tucson, AZ	3.0	2.0	1450	$1,700	$1.17	21d	1	0.97mi
5501 N Lazybrook Pl Tucson, AZ	3.0	2.0	1303	$2,100	$1.61	39d	1	0.97mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.0–2.5	1604	$2,031	$1.27	11d	9	1.03mi
1696 W Blue Horizon St Tucson, AZ	3.0	2.5	1295	$1,750	$1.35	17d	1	1.06mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	52d	1	1.09mi
1619 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,750	$1.30	34d	1	1.09mi
1605 W Homecoming Way Tucson, AZ	3.0	2.5	1560	$1,900	$1.22	21d	1	1.15mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	66d	1	1.15mi
2351 W Placita Algodon Tucson, AZ	3.0	2.0	1473	$1,800	$1.22	39d	1	1.17mi
5021 N Kevy Pl Tucson, AZ	3.0	2.0	1350	$1,650	$1.22	39d	1	1.25mi
2531 W Glenbrook Way Tucson, AZ	2.0	2.0	1066	$1,795	$1.68	93d	1	1.31mi
5750 N La Cholla Blvd Tucson, AZ	1.0–3.0	1.0–2.0	1257	$2,172	$1.73	11d	16	1.37mi
4751 N Flowing Wells Rd Tucson, AZ	3.0	3.0	1500	$1,500	$1.00	93d	1	1.38mi
2356 W Ian Pl Tucson, AZ	3.0	2.0	1595	$2,000	$1.25	11d	1	1.39mi
5841 N Belbrook Dr Tucson, AZ	3.0	2.5	1619	$2,200	$1.36	65d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 292 DOM
2. 2026-08-07
   days on market $99,000 Active 291 DOM
3. 2026-08-06
   days on market $99,000 Active 290 DOM
4. 2026-08-05
   days on market $99,000 Active 289 DOM
5. 2026-08-04
   days on market $99,000 Active 288 DOM
6. 2026-08-03
   days on market $99,000 Active 287 DOM
7. 2026-07-31
   days on market $99,000 Active 284 DOM
8. 2026-07-30
   days on market $99,000 Active 282 DOM
9. 2026-07-28
   days on market $99,000 Active 281 DOM
10. 2026-07-26
    days on market $99,000 Active 279 DOM
11. 2026-07-24
    days on market $99,000 Active 277 DOM
12. 2026-07-23
    days on market $99,000 Active 276 DOM
13. 2026-07-22
    days on market $99,000 Active 275 DOM
14. 2026-07-21
    days on market $99,000 Active 274 DOM
15. 2026-07-20
    days on market $99,000 Active 273 DOM
16. 2026-07-18
    days on market $99,000 Active 271 DOM
17. 2026-07-18
    days on market $99,000 Active 270 DOM
18. 2026-07-16
    days on market $99,000 Active 269 DOM
19. 2026-07-15
    days on market $99,000 Active 268 DOM
20. 2026-07-14
    days on market $99,000 Active 267 DOM
21. 2026-07-13
    days on market $99,000 Active 266 DOM
22. 2026-07-13
    days on market $99,000 Active 265 DOM
23. 2026-07-11
    days on market $99,000 Active 264 DOM
24. 2026-07-10
    days on market $99,000 Active 263 DOM
25. 2026-07-09
    days on market $99,000 Active 262 DOM
26. 2026-07-07
    days on market $99,000 Active 260 DOM
27. 2026-07-06
    days on market $99,000 Active 259 DOM
28. 2026-07-05
    days on market $99,000 Active 258 DOM
29. 2026-07-03
    days on market $99,000 Active 256 DOM
30. 2026-07-02
    days on market $99,000 Active 255 DOM
31. 2026-07-01
    days on market $99,000 Active 254 DOM
32. 2026-06-30
    days on market $99,000 Active 253 DOM
33. 2026-06-29
    days on market $99,000 Active 252 DOM
34. 2026-06-28
    days on market $99,000 Active 251 DOM
35. 2026-06-27
    days on market $99,000 Active 250 DOM
36. 2026-06-27
    days on market $99,000 Active 249 DOM
37. 2026-06-25
    days on market $99,000 Active 247 DOM
38. 2026-06-22
    days on market $99,000 Active 245 DOM
39. 2026-06-21
    days on market $99,000 Active 244 DOM
40. 2026-06-18
    days on market $99,000 Active 241 DOM
41. 2026-06-17
    days on market $99,000 Active 240 DOM
42. 2026-06-16
    days on market $99,000 Active 239 DOM
43. 2026-06-15
    days on market $99,000 Active 238 DOM
44. 2026-06-13
    days on market $99,000 Active 236 DOM
45. 2026-06-10
    days on market $99,000 Active 233 DOM
46. 2026-06-09
    days on market $99,000 Active 232 DOM
47. 2026-06-08
    days on market $99,000 Active 231 DOM
48. 2026-06-07
    days on market $99,000 Active 230 DOM
49. 2026-06-05
    days on market $99,000 Active 227 DOM
50. 2026-06-03
    days on market $99,000 Active 226 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 16 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: $20,169
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$2,880
• Taxable income: $6,536
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $6,154/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 Est. rehab $6,720–$20,160 screening

This remodeled mobile home in Bella Capri offers a good condition with fresh updates, making it a great investment opportunity.

Components & finishes AI

Roof metal · good Flooring hardwood Counters marble Appliances white HVAC central · new lt5

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Landscaping — Improves curb appeal and attracts tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Centennial Elementary School F AZ #580/1,109 Nat'l #28,012/41,679 Middle Flowing Wells Junior High School F AZ #100/218 Nat'l #10,089/14,009 High Flowing Wells High School F AZ #208/381 Nat'l #13,542/17,239

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

B Composite livability gradescore 73/100

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 · 1,066,056 people
• Metro: Tucson, AZ
• Population (ZIP): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

+44.2% since first listed

13 events — show timeline

• 2026-01-22 Price Changed $99,000 MLSSAZ
• 2025-10-20 Listed $124,999 MLSSAZ
• 2023-04-14 Listing Removed — ARMLS
• 2023-03-29 Listing Removed — ARMLS
• 2023-03-11 Price Changed $49,900 ARMLS
• 2023-02-13 Relisted — ARMLS
• 2023-02-03 Pending — ARMLS
• 2023-02-01 Price Changed $56,000 ARMLS
• 2023-01-23 Listed $52,000 ARMLS
• 2023-01-09 Listed $56,500 ARMLS
• 2019-08-14 Sold (Public Records) $18,500,000 Public Records
• 2019-03-11 Listing Removed — MLSSAZ
• 2019-01-09 Listed $68,655 MLSSAZ

Property tax history

+2.1%/yr

Latest (2025): $15,595 · +4.4% YoY. Source: county tax records.