4550 N Flowing Wells Rd #155 · Flowing Wells, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 8/10 · Major
- Hot days now (above 107°F)
- 5 days/yr
- Hot days in 30 yrs
- 12 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +21.8/30.0
- ARV discount +15.0/15.0
- DSCR +7.5/10.0
- 1% rule +6.5/10.0
- Condition / age +4.0/5.0
- Livability +3.7/5.0
- Rent growth +2.6/5.0
- Appreciation +2.5/10.0
- Schools +1.7/10.0
- Manufactured-home adj. -5.2
$69,900
4550 N Flowing Wells Rd #155 · Flowing Wells, AZ 85705
2 bd · 2.0 ba · 840 sqft · Manufactured
· 125 Days on market
Manufactured home
55+ age-restricted
Built 1978
840 sqft lot
Garage
$83/sqft
· 31% below area
Est $101k · 31% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Well maintained 2 bed/2 bath home located in a gated 55 + community, New interior paint, new awnings, newer HVAC, New upgraded kitchen with upgraded countertop Reverse Osmosis system, farm sink, cabinets have been upgraded.
Key facts
- Gated community
- Huge pantry
- Upgraded kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $231 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($904 rent vs $70k).
- Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.3% vs local median 4.7% 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.
- Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Homer Davis Elementary School (math 20% / reading 28%, grade F, #664 of 1,109 statewide, top 60%, 411 students, 86% FRL); Flowing Wells High School (math 22% / reading 24%, grade F, #208 of 381 statewide, top 55%, 1,694 students, 65% FRL) — zoned schools average 75% FRL vs 24% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Amphitheater Unified District (4406) average; the district grade overstates school quality for this exact location.
- Market conditions: Rents flat; 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $483 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.
Negotiation context
- It's been on market 125 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$61,512
(12.0% below list)
Questions for the listing agent
- It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.29% ✓
- Cap rate
- 10.26%
- Cash-on-cash
- 14.16%
- DSCR
- 1.63
- GRM
- 6.4
CMA / ARV
- ARV (median comp)
- $101,000
- List price
- $69,900
- Delta
- -30.79%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4550 N Flowing Wells Rd #65 | 0.00mi | 2/1.0 | 840 (0%) | 2mo | $10,000 | $12 | 94 |
| 1257 W Garnette St | 0.41mi | 3/2.5 (+1) | 841 (+0%) | 4mo | $140,000 | $166 | 70 |
| 1218 W Allegheny St | 0.17mi | 2/2.0 | 960 (+14%) | 6mo | $195,000 | $203 | 63 |
| 1537 W Wabash St | 0.41mi | 2/2.0 | 780 (-7%) | 11mo | $150,000 | $192 | 60 |
| 4761 N Brookline Ct | 0.64mi | 2/2.0 | 882 (+5%) | 7mo | $209,900 | $238 | 56 |
| 1358 W Mohawk Dr | 0.30mi | 2/1.0 | 720 (-14%) | 3mo | $115,000 | $160 | 55 |
| 4737 N Kenwood Ct | 0.58mi | 2/1.0 | 784 (-7%) | 8mo | $199,900 | $255 | 51 |
| 620 W Limberlost Dr #18 | 0.70mi | 2/2.0 | 780 (-7%) | 6mo | $25,000 | $32 | 50 |
| 1741 W Wetmore Rd #34 | 0.65mi | 3/2.0 (+1) | 720 (-14%) | 3mo | $19,000 | $26 | 38 |
| 1741 W Wetmore Rd #33 | 0.68mi | 2/2.0 | 720 (-14%) | 8mo | $16,000 | $22 | 38 |
| 1741 W Wetmore Rd #10 | 0.65mi | 1/1.0 (-1) | 720 (-14%) | 0mo | $7,000 | $10 | 36 |
| 1741 W Wetmore Rd #23 | 0.68mi | 3/1.5 (+1) | 720 (-14%) | 12mo | $17,500 | $24 | 28 |
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
- 1.4%
- Equity multiple
- 1.05×
- Total profit
- $1,002
- Equity at exit
- $10,422
10-year hold
- IRR
- 8.1%
- Equity multiple
- 1.54×
- Total profit
- $10,570
- Equity at exit
- $6,044
Cash invested: $19,572 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 12 active · 5 under contract
- Months of supply
- 14.4 mo (7%/mo absorbed)
- Median asking
- $26,300 ($32/sqft)
- Median days on market
- 126 d
- This list price
- 92% of active listings are priced below it
- ARV vs active asking
- +275.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 85705
- Rents YoY
- 0.3%
- Active inventory
- 269
- Price-to-rent
- 6.4×
Monthly cashflow live
↻
- Estimated rent
- $904 high interval (Pro) →
- Mortgage (P&I)
- −$367
- Tax est. 1.5%
- −$87 /mo · $1,048/yr
- Insurance
- −$29
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$190
- Net cashflow
- $231
Break-even live
Break-even rent
$611
Max offer price
$69,900
Occupancy floor
69%
Sensitivity live
| Price | -10% $279 | -5% $255 | +0% $231 | +5% $207 | +10% $183 |
|---|---|---|---|---|---|
| Rent | -10% $160 | -5% $195 | +0% $231 | +5% $267 | +10% $302 |
| Rate | -1.0pp $266 | -0.5pp $249 | base $231 | +0.5pp $213 | +1.0pp $194 |
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
- $17,475
- Closing costs
- $2,097
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1334 W Schafer Dr Unit 1 Tucson, AZ | 1.0 | 1.0 | 707 | $1,200 | $1.70 | 67d | 1 | 0.17mi |
| 1326 W Hadley St Tucson, AZ | 1.0 | 1.0 | 900 | $650 | $0.72 | 67d | 1 | 0.32mi |
| 1326 W Hadley St Tucson, AZ | 1.0 | 1.0 | 900 | $725 | $0.81 | 99d | 1 | 0.32mi |
| 4111 N Flowing Wells Rd Tucson, AZ | 2.0 | 2.0 | 1096 | $1,570 | $1.43 | 5d | 2 | 0.52mi |
| 1100 W River Rd Unit 7 Tucson, AZ | 2.0 | 2.5 | 1026 | $2,200 | $2.14 | 116d | 1 | 0.63mi |
| 620 W Limberlost Dr Unit E24 Tucson, AZ | 2.0 | 1.0 | 672 | $1,200 | $1.79 | 119d | 1 | 0.66mi |
| 1215 W Roger Rd Tucson, AZ | 2.0–3.0 | 1.0–1.5 | 885 | $1,100 | $1.24 | 1d | 4 | 0.68mi |
| 1215 W Roger Rd Unit 1241-10 Tucson, AZ | 2.0 | 1.0 | 770 | $1,100 | $1.43 | 86d | 1 | 0.68mi |
| 1215 W Roger Rd Unit 1241-14 Tucson, AZ | 1.0 | 1.0 | 670 | $895 | $1.34 | 139d | 1 | 0.68mi |
| 1215 W Roger Rd Unit 1241-04 Tucson, AZ | 2.0 | 1.0 | 770 | $1,100 | $1.43 | 112d | 1 | 0.68mi |
| 1215 W Roger Rd Unit 1201-01 Tucson, AZ | 3.0 | 1.5 | 1000 | $1,595 | $1.59 | 139d | 1 | 0.68mi |
| 1215 W Roger Rd Unit 1215-11 Tucson, AZ | 2.0 | 1.0 | 770 | $1,100 | $1.43 | 99d | 1 | 0.68mi |
| 1215 W Roger Rd Unit 1201-13 Tucson, AZ | 3.0 | 1.5 | 1000 | $1,595 | $1.59 | 99d | 1 | 0.68mi |
| 1355 W Roger Rd Tucson, AZ | 1.0–2.0 | 1.0–2.0 | 627 | $1,089 | $1.74 | 0d | 3 | 0.72mi |
| 5100 N La Canada Dr Tucson, AZ | 2.0 | 2.0 | 938 | $1,408 | $1.50 | 139d | 1 | 0.72mi |
| 5100 N La Canada Dr Tucson, AZ | 1.0–2.0 | 1.0–2.0 | 812 | $1,758 | $2.17 | 0d | 19 | 0.72mi |
| 5100 N La Canada Dr Tucson, AZ | 1.0 | 1.0 | 686 | $1,343 | $1.96 | 140d | 1 | 0.72mi |
| 1501 W Roger Rd Tucson, AZ | 2.0 | 1.0 | 850 | $995 | $1.17 | 139d | 1 | 0.75mi |
| 4213 N Romero Rd Tucson, AZ | 2.0 | 1.0 | 825 | $1,035 | $1.25 | 4d | 4 | 0.77mi |
| 1841 W La Osa St Tucson, AZ | 2.0 | 1.0 | 821 | $1,325 | $1.61 | 81d | 1 | 0.77mi |
| 1865 W La Osa St Tucson, AZ | 2.0 | 1.0 | 821 | $1,450 | $1.77 | 139d | 1 | 0.81mi |
| 1990 W Amy Pl Unit B Tucson, AZ | 1.0 | 1.0 | 600 | $850 | $1.42 | 88d | 1 | 1.03mi |
| 3742 N Fairview Ave Tucson, AZ | 2.0 | 1.0 | 756 | $900 | $1.19 | 1d | 1 | 1.04mi |
| 239 W Limberlost Dr Tucson, AZ | 1.0 | 1.0 | 680 | $795 | $1.17 | 139d | 1 | 1.08mi |
| 5213 N Tigua Dr Tucson, AZ | 2.0 | 2.0 | 1104 | $1,775 | $1.61 | 1d | 1 | 1.08mi |
| 822 W Thurber Rd Unit B Tucson, AZ | 2.0 | 1.0 | 750 | $825 | $1.10 | 139d | 1 | 1.11mi |
| 4190 N Western Winds Dr Tucson, AZ | 2.0 | 1.0 | 918 | $1,349 | $1.47 | 139d | 1 | 1.12mi |
| 4190 N Western Winds Dr Tucson, AZ | 2.0 | 1.0 | 918 | $1,349 | $1.47 | 119d | 1 | 1.12mi |
| 532 W Simmons Rd Tucson, AZ | 1.0 | 1.0 | 566 | $1,000 | $1.77 | 113d | 1 | 1.13mi |
| 333 W Roger Rd Tucson, AZ | 2.0 | 2.0 | 846 | $1,050 | $1.24 | 10d | 1 | 1.15mi |
| 226 W Roger Rd Unit 1 Tucson, AZ | 2.0 | 2.0 | 900 | $900 | $1.00 | 2d | 1 | 1.19mi |
| 237 W Roger Rd Unit Roger239-4 Tucson, AZ | 2.0 | 1.0 | 1000 | $1,095 | $1.09 | 64d | 1 | 1.19mi |
| 115 W Limberlost Dr Tucson, AZ | 1.0–2.0 | 1.0–2.0 | 806 | $1,350 | $1.67 | 119d | 1 | 1.19mi |
| 1700 W Prince Rd Tucson, AZ | 1.0–2.0 | 1.0 | 618 | $1,110 | $1.80 | 0d | 25 | 1.19mi |
| 557 W Thurber Rd Tucson, AZ | 1.0–2.0 | 1.0 | 672 | $1,050 | $1.56 | 67d | 3 | 1.22mi |
| 557 W Thurber Rd Unit 59 Tucson, AZ | 2.0 | 1.0 | 800 | $1,050 | $1.31 | 64d | 1 | 1.22mi |
| 20 E Mills Dr Unit 2 Tucson, AZ | 2.0 | 1.0 | 700 | $995 | $1.42 | 10d | 1 | 1.22mi |
| 51 E Mills Dr Unit B Tucson, AZ | 2.0 | 1.0 | 860 | $1,250 | $1.45 | 10d | 1 | 1.25mi |
| 570 W Prince Rd Tucson, AZ | 1.0–2.0 | 1.0 | 788 | $975 | $1.24 | 139d | 13 | 1.27mi |
| 3521 N Flowing Wells Rd Fl 3521-3 Tucson, AZ | 1.0 | 1.0 | 575 | $895 | $1.56 | 6d | 1 | 1.28mi |
Property features AI
Finance
- Other
- Zoning: Tucson - MU
- HOA & community
- Has associationGated community with shared amenities (pool, spa, fitness center, shuffleboard, pickleball, lake)
Exterior
- Parking
- Attached garage2 covered/carport spaces
- Security
- Smoke detector(s)
- Utilities
- Public waterSewer connected
- Home design
- Mobile homeOne levelFaces north
- Construction
- Metal roofKaufman and Broad model
- Exterior features
- Shed(s)Paved road accessNorth/South exposureCommunity pool and spaShuffleboard and pickleball courtsFitness centerGated communityLakePaved street
Interior
- Kitchen
- Gas ovenMicrowaveDishwasherGarbage disposal
- Flooring
- CarpetLaminate
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Forced air heatingCentral air conditioningCeiling fans pre-wired
- Interior features
- Reverse osmosis water filtrationExhaust fanSmoke detectors
- Laundry & utility
- Electric dryer hookup
Listing history 50 events
-
2026-09-24days on market $69,900 Active 125 DOM
-
2026-09-23days on market $69,900 Active 124 DOM
-
2026-09-22days on market $69,900 Active 123 DOM
-
2026-09-21days on market $69,900 Active 122 DOM
-
2026-09-20days on market $69,900 Active 121 DOM
-
2026-09-19days on market $69,900 Active 120 DOM
-
2026-09-18days on market $69,900 Active 119 DOM
-
2026-09-17days on market $69,900 Active 118 DOM
-
2026-09-16days on market $69,900 Active 117 DOM
-
2026-09-15days on market $69,900 Active 116 DOM
-
2026-09-14days on market $69,900 Active 115 DOM
-
2026-09-13days on market $69,900 Active 114 DOM
-
2026-09-12days on market $69,900 Active 113 DOM
-
2026-09-11days on market $69,900 Active 112 DOM
-
2026-09-05days on market $69,900 Active 106 DOM
-
2026-09-04days on market $69,900 Active 105 DOM
-
2026-09-03days on market $69,900 Active 104 DOM
-
2026-08-31days on market $69,900 Active 101 DOM
-
2026-08-30days on market $69,900 Active 100 DOM
-
2026-08-29days on market $69,900 Active 99 DOM
-
2026-08-28days on market $69,900 Active 98 DOM
-
2026-08-27days on market $69,900 Active 97 DOM
-
2026-08-26days on market $69,900 Active 96 DOM
-
2026-08-25days on market $69,900 Active 95 DOM
-
2026-08-24days on market $69,900 Active 94 DOM
-
2026-08-23days on market $69,900 Active 93 DOM
-
2026-08-22days on market $69,900 Active 92 DOM
-
2026-08-21days on market $69,900 Active 91 DOM
-
2026-08-20days on market $69,900 Active 90 DOM
-
2026-08-19days on market $69,900 Active 89 DOM
-
2026-08-18days on market $69,900 Active 88 DOM
-
2026-08-17days on market $69,900 Active 87 DOM
-
2026-08-16days on market $69,900 Active 86 DOM
-
2026-08-15days on market $69,900 Active 85 DOM
-
2026-08-14days on market $69,900 Active 84 DOM
-
2026-08-13days on market $69,900 Active 83 DOM
-
2026-08-12days on market $69,900 Active 82 DOM
-
2026-08-11days on market $69,900 Active 81 DOM
-
2026-08-10days on market $69,900 Active 80 DOM
-
2026-08-09days on market $69,900 Active 79 DOM
-
2026-08-08days on market $69,900 Active 78 DOM
-
2026-08-07days on market $69,900 Active 77 DOM
-
2026-08-06days on market $69,900 Active 76 DOM
-
2026-08-05days on market $69,900 Active 75 DOM
-
2026-08-04days on market $69,900 Active 74 DOM
-
2026-08-03days on market $69,900 Active 73 DOM
-
2026-07-31days on market $69,900 Active 70 DOM
-
2026-07-30days on market $69,900 Active 69 DOM
-
2026-07-30days on market $69,900 Active 68 DOM
-
2026-07-28days on market $69,900 Active 67 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 3/10 Moderate
- Heat 8/10 Severe 5 d/yr ≥107°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $10,845
- − Mortgage interest
- −$3,915
- − Property taxes
- −$1,048
- − Insurance
- −$350
- − Repairs & maintenance
- −$868
- − Management
- −$868
- − Depreciation
- −$2,033
- Taxable income
- $1,763
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$423
- After-tax cash flow
- $2,348/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 · 30 photos
80/100
Cosmetic rehab
Est. rehab $4,200–$12,600 screening
This well-maintained 2-bedroom, 2-bathroom home in a gated 55+ community offers a good investment opportunity with upgrades and a good condition score.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Replace carpet — Improves comfort and value ↑
- Both Upgrade lighting — Enhances ambiance and value ↑
ⓘ 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 17/100
Zoned Schools
Elementary
Rio Vista Elementary School
F
AZ #645/1,109
Nat'l #30,133/41,679
Middle
La Cima Middle School
F
AZ #155/218
Nat'l #12,557/14,009
High
Amphitheater High School
F
AZ #343/381
Nat'l #16,463/17,239
Schools (NCES district)
- District
- Amphitheater Unified District (4406)
- NCES district ID
- 0400680
- Math proficiency
- 32% ▼ -13.00%
- Reading proficiency
- 40% ▼ -8.00%
- Median HH income
- $46,524
- Composite
- 30.82/100
- National rank
- #6135
- State rank
- #85 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
- Severe rent burden
- 13% of renters
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 |
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| Mining / Metals | 1 | $23B |
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| Environmental Services | 1 | $16B |
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| Metals / Steel | 1 | $14B |
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| Technology Distribution | 1 | $9B |
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| Homebuilding | 1 | $8B |
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Price history
1 event — show timeline
- 2026-05-22 Listed $69,900 MLSSAZ
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…