1741 W Wetmore Rd #17 · Flowing Wells, AZ 85705

$17,000

3 bd · 1.0 ba · 720 sqft · Manufactured · 27 Days on market

Built 1971 1,500 sqft lot Est $19k · 9% under

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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 +15.0/30.0
• ARV discount +11.6/15.0
• 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

Renovated mobile home in Desert Sun Mobile Home Park - 3 bedrooms - Family Park - $515/mo lot rent - buyer must qualify - Window ACs plus Mini Split - newer flooring, cabinets, fixtures, nice unit

Key facts

• Newer cabinets
• Newer flooring
• Mini split

Tags

• RENOVATED MOBILE HOME
• DESERT SUN MOBILE HOME PARK
• WINDOW ACS
• MINI SPLIT
• NEWER FLOORING
• NEWER CABINETS

Property features AI

Finance

• Other: Lot dimensions approximately 12 x 60; Lot size approximately 1,500 sq ft; Zoned Pima County - MU

Exterior

• Utilities: Water from a water company; Sewer connected
• Home design: Mobile home; One story; Faces north
• Construction: Metal siding; Built-up roof; Originally built as a mobile home
• Exterior features: Paved road access; Owner-maintained road; North/South exposure

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating; Ceiling fans; Window cooling unit(s)
• Interior features: Refrigerator; Gas range; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.
• Cap rate 62.2% 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: 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; 177 active listings in the ZIP; 6 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; lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 37% 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,745 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 6.78% ✓
• Cap rate: 62.24%
• Cash-on-cash: 199.81%
• DSCR: 9.89
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $18,720
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1741 W Wetmore Rd #34	0.00mi	3/2.0	720 (0%)	0mo	$19,000	$26	96
1741 W Wetmore Rd #23	0.04mi	3/1.5	720 (0%)	8mo	$17,500	$24	89
1741 W Wetmore Rd #33	0.04mi	2/2.0 (-1)	720 (0%)	5mo	$16,000	$22	85
1741 W Wetmore Rd #15	0.04mi	3/1.5	720 (0%)	22mo	$17,500	$24	78
1741 W Wetmore Rd #22	0.04mi	3/1.5	720 (0%)	23mo	$17,500	$24	77
4439 N Old Romero Rd #18	0.32mi	3/2.0	750 (+4%)	8mo	$45,000	$60	68
1358 W Mohawk Dr	0.67mi	2/1.0 (-1)	720 (0%)	0mo	$115,000	$160	63
1741 W Wetmore Rd #5	0.04mi	2/1.0 (-1)	800 (+11%)	16mo	$3,000	$4	61
4737 N Kenwood Ct	0.52mi	2/1.0 (-1)	784 (+9%)	4mo	$199,900	$255	52
1537 W Wabash St	0.43mi	2/2.0 (-1)	780 (+8%)	8mo	$150,000	$192	50

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: 10.39×
• Total profit: $44,695
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 20.36×
• Total profit: $92,143
• Equity at exit: $1,470

Cash invested: $4,760 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $793

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 26%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$1,084	$1.73	43d	4	0.70mi
3802 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	555	$1,100	$1.98	43d	5	0.80mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$1,099	$1.78	1d	25	0.85mi
620 W Limberlost Dr Unit E24 Tucson, AZ	2.0	1.0	672	$1,200	$1.79	23d	1	1.16mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	43d	1	1.27mi
570 W Prince Rd Tucson, AZ	1.0–2.0	1.0	788	$975	$1.24	43d	13	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $17,000 Active 27 DOM
2. 2026-06-17
   days on market $17,000 Active 26 DOM
3. 2026-06-16
   days on market $17,000 Active 25 DOM
4. 2026-06-15
   days on market $17,000 Active 24 DOM
5. 2026-06-13
   days on market $17,000 Active 22 DOM
6. 2026-06-10
   days on market $17,000 Active 19 DOM
7. 2026-06-09
   days on market $17,000 Active 18 DOM
8. 2026-06-08
   days on market $17,000 Active 17 DOM
9. 2026-06-07
   days on market $17,000 Active 16 DOM
10. 2026-06-05
    days on market $17,000 Active 13 DOM
11. 2026-06-03
    days on market $17,000 Active 12 DOM
12. 2026-06-02
    days on market $17,000 Active 11 DOM
13. 2026-06-01
    days on market $17,000 Active 10 DOM
14. 2026-05-31
    days on market $17,000 Active 9 DOM
15. 2026-05-21
    listed $17,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 17 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: $13,824
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$495
• Taxable income: $9,825
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $7,153/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

1 event — show timeline

• 2026-05-21 Listed $17,000 MLSSAZ