17111 S Country Club Rd Unit E18 · Sahuarita, AZ 85629

$65,000

3 bd · 2.0 ba · 1,092 sqft · Manufactured · 109 Days on market

Built 1973 Good condition 10,000 sqft lot $60/sqft · 70% below area ↓ 7% since listing

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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
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light-filled 3-bedroom, 2-bath manufactured home in the peaceful Santa Rita Heights Mobile Home Park on leasehold land. The thoughtful split floorplan offers privacy and a generous living area drenched in natural light. The kitchen provides ample cabinetry and flows to the dining area for easy everyday living. Primary suite with a private bath; all bedrooms are well-sized. Outdoors features low-maintenance desert landscaping, mountain views, and a front entry ramp for added accessibility. Parking includes a dedicated space on the north side plus a multi-vehicle driveway. Well cared for with recent updates throughout and move-in ready.

Key facts

• Front entry ramp
• Generous living area
• Ample cabinetry

Tags

• SPLIT FLOORPLAN
• GENEROUS LIVING AREA
• AMPLE CABINETRY
• PRIVATE BATH
• MOUNTAIN VIEWS
• FRONT ENTRY RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 3.8% in Sahuarita — 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 69/100 on livability (#43 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sahuarita Unified District (4411) (town): math 32% / reading 46% proficiency, ranked #63 of 249 in AZ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 444 active listings in the ZIP; solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 3.01% ✓
• Cap rate: 26.51%
• Cash-on-cash: 72.21%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $220,000
• List price: $65,000
• Delta: -70.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16880 S Country Club Rd	0.39mi	3/2.0	1,120 (+3%)	4mo	$220,000	$196	74

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 · 0.31% rent growth · sell at horizon

5-year hold

• IRR: 68.8%
• Equity multiple: 3.97×
• Total profit: $54,095
• Equity at exit: $9,692

10-year hold

• IRR: 72.1%
• Equity multiple: 7.43×
• Total profit: $117,005
• Equity at exit: $5,620

Cash invested: $18,200 (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 85629

• Home prices YoY: -20.7%
• Rents YoY: 0.3%
• Active inventory: 444
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,095

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,140	-5% $1,118	+0% $1,095	+5% $1,073	+10% $1,050
Rent	-10% $941	-5% $1,018	+0% $1,095	+5% $1,172	+10% $1,250
Rate	-1.0pp $1,128	-0.5pp $1,112	base $1,095	+0.5pp $1,078	+1.0pp $1,061

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 109 DOM
2. 2026-06-17
   days on market $65,000 Active 108 DOM
3. 2026-06-16
   days on market $65,000 Active 107 DOM
4. 2026-06-15
   days on market $65,000 Active 106 DOM
5. 2026-06-13
   days on market $65,000 Active 104 DOM
6. 2026-06-13
   days on market $65,000 Active 103 DOM
7. 2026-06-10
   days on market $65,000 Active 101 DOM
8. 2026-06-09
   days on market $65,000 Active 100 DOM
9. 2026-06-08
   days on market $65,000 Active 99 DOM
10. 2026-06-07
    days on market $65,000 Active 98 DOM
11. 2026-06-05
    days on market $65,000 Active 95 DOM
12. 2026-06-03
    days on market $65,000 Active 94 DOM
13. 2026-06-02
    days on market $65,000 Active 93 DOM
14. 2026-06-01
    days on market $65,000 Active 92 DOM
15. 2026-05-31
    days on market $65,000 Active 91 DOM
16. 2026-04-20
    price $65,000 642-char remark

    Show marketing remark (642 chars)

    Light-filled 3-bedroom, 2-bath manufactured home in the peaceful Santa Rita Heights Mobile Home Park on leasehold land. The thoughtful split floorplan offers privacy and a generous living area drenched in natural light. The kitchen provides ample cabinetry and flows to the dining area for easy everyday living. Primary suite with a private bath; all bedrooms are well-sized. Outdoors features low-maintenance desert landscaping, mountain views, and a front entry ramp for added accessibility. Parking includes a dedicated space on the north side plus a multi-vehicle driveway. Well cared for with recent updates throughout and move-in ready.

17. 2026-04-09
    status Active 642-char remark

    Show marketing remark (642 chars)

    Light-filled 3-bedroom, 2-bath manufactured home in the peaceful Santa Rita Heights Mobile Home Park on leasehold land. The thoughtful split floorplan offers privacy and a generous living area drenched in natural light. The kitchen provides ample cabinetry and flows to the dining area for easy everyday living. Primary suite with a private bath; all bedrooms are well-sized. Outdoors features low-maintenance desert landscaping, mountain views, and a front entry ramp for added accessibility. Parking includes a dedicated space on the north side plus a multi-vehicle driveway. Well cared for with recent updates throughout and move-in ready.

18. 2026-03-29
    historical Active Contingent 642-char remark

    Show marketing remark (642 chars)

    Light-filled 3-bedroom, 2-bath manufactured home in the peaceful Santa Rita Heights Mobile Home Park on leasehold land. The thoughtful split floorplan offers privacy and a generous living area drenched in natural light. The kitchen provides ample cabinetry and flows to the dining area for easy everyday living. Primary suite with a private bath; all bedrooms are well-sized. Outdoors features low-maintenance desert landscaping, mountain views, and a front entry ramp for added accessibility. Parking includes a dedicated space on the north side plus a multi-vehicle driveway. Well cared for with recent updates throughout and move-in ready.

19. 2026-03-01
    listed $69,990 Active 642-char remark

    Show marketing remark (642 chars)

    Light-filled 3-bedroom, 2-bath manufactured home in the peaceful Santa Rita Heights Mobile Home Park on leasehold land. The thoughtful split floorplan offers privacy and a generous living area drenched in natural light. The kitchen provides ample cabinetry and flows to the dining area for easy everyday living. Primary suite with a private bath; all bedrooms are well-sized. Outdoors features low-maintenance desert landscaping, mountain views, and a front entry ramp for added accessibility. Parking includes a dedicated space on the north side plus a multi-vehicle driveway. Well cared for with recent updates throughout and move-in ready.

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $23,459
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$1,891
• Taxable income: $12,873
• Est. tax owed @ 24.0%: −$3,090
• After-tax cash flow: $10,052/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and move-in-ready manufactured home is in good condition with no major repairs needed. It has a good condition score of 75 and is ready for a fresh coat of paint and some minor updates to increase its value for both resale and rental.

Value-add opportunities

• Both Paint the ceiling in the living room and kitchen — Painting the ceilings will improve the appearance and increase the home's value for both resale and rental.
• Both Replace the air conditioning unit — A new air conditioning unit will improve comfort and energy efficiency, increasing the home's value for both resale and rental.
• Both Install new flooring in the bathrooms — New flooring in the bathrooms will improve the appearance and increase the home's value for both resale and rental.
• Both Add a front porch or entryway — A front porch or entryway will improve curb appeal and increase the home's value for both resale and rental.
• Both Add a small garden or landscaping feature — A small garden or landscaping feature will improve curb appeal and increase the home's value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the ceiling in the living room and kitchen — Painting the ceilings will improve the appearance and increase the home's value for both resale and rental. ↑
• Both Replace the air conditioning unit — A new air conditioning unit will improve comfort and energy efficiency, increasing the home's value for both resale and rental. ↑
• Both Install new flooring in the bathrooms — New flooring in the bathrooms will improve the appearance and increase the home's value for both resale and rental. ↑
• Both Add a front porch or entryway — A front porch or entryway will improve curb appeal and increase the home's value for both resale and rental. ↑
• Both Add a small garden or landscaping feature — A small garden or landscaping feature will improve curb appeal and increase the home's value for both resale and rental. ↑

ⓘ 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: Sahuarita Unified District (4411)
• NCES district ID: 0407300
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $63,564
• Composite: 34.91/100
• National rank: #5072
• State rank: #63 of 249 in AZ

Livability — Sahuarita

• Score: 69/100
• State rank: #43
• US rank: #8414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pima County · 1,012,107 people
• City population: 31,668
• Metro: Tucson, AZ
• Population (ZIP): 31,668
• Household income: $109,253
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 220.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 17% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 76% English-only · Spanish 21% Other Indo-European 1% Chinese 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: ▼ -61.38%
• Current HPI: 234.6422
• Rent YoY: ▲ 0.31%
• 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

-7.1% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $65,000 MLSSAZ
• 2026-04-09 Relisted — MLSSAZ
• 2026-03-29 Contingent — MLSSAZ
• 2026-03-01 Listed $69,990 MLSSAZ