17111 S Country Club Rd #48 · Sahuarita, AZ 85629

$135,000

5 bd · 2.0 ba · 2,560 sqft · Manufactured · 66 Days on market

Built 1998 Poor condition 10,000 sqft lot $53/sqft · 54% below area

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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
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-Bedroom Home with Mountain Views in a Quiet Mobile Home Park Don't miss this rare opportunity to own a 5-bedroom, 2-bathroom double-wide manufactured home offering plenty of space for a growing household or flexible living needs. Built in 1998, this home features a functional layout with a generous living area and abundant natural light throughout. The kitchen provides ample cabinetry and workspace, flowing easily into the dining and living areas--perfect for everyday living and gatherings. With five bedrooms, you'll have room for family, guests, or a home office setup. Step outside and enjoy beautiful mountain views right from your property. Additional features include a storage shed and a separate workshop--ideal for hobbies, projects, or extra storage. Come see it t

Key facts

• Storage shed
• Separate workshop
• Mountain views

Tags

• MOUNTAIN VIEWS
• STORAGE SHED
• SEPARATE WORKSHOP

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $135k. Condition is rated poor.

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 ($3k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.88% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.17%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $295,530
• List price: $135,000
• Delta: -54.32%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.31% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.06×
• Total profit: $40,012
• Equity at exit: $20,129

10-year hold

• IRR: 32.4%
• Equity multiple: 3.57×
• Total profit: $97,203
• Equity at exit: $11,672

Cash invested: $37,800 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,543 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $1,076

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 53%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 66 DOM
2. 2026-06-17
   days on market $135,000 Active 65 DOM
3. 2026-06-16
   days on market $135,000 Active 64 DOM
4. 2026-06-15
   days on market $135,000 Active 63 DOM
5. 2026-06-13
   days on market $135,000 Active 61 DOM
6. 2026-06-13
   days on market $135,000 Active 60 DOM
7. 2026-06-10
   days on market $135,000 Active 58 DOM
8. 2026-06-09
   days on market $135,000 Active 57 DOM
9. 2026-06-08
   days on market $135,000 Active 56 DOM
10. 2026-06-07
    days on market $135,000 Active 55 DOM
11. 2026-06-05
    days on market $135,000 Active 52 DOM
12. 2026-06-03
    days on market $135,000 Active 51 DOM
13. 2026-06-02
    days on market $135,000 Active 50 DOM
14. 2026-06-01
    days on market $135,000 Active 49 DOM
15. 2026-05-31
    days on market $135,000 Active 48 DOM
16. 2026-04-13
    listed $145,000 Active 800-char remark

    Show marketing remark (800 chars)

    Spacious 5-Bedroom Home with Mountain Views in a Quiet Mobile Home Park Don't miss this rare opportunity to own a 5-bedroom, 2-bathroom double-wide manufactured home offering plenty of space for a growing household or flexible living needs. Built in 1998, this home features a functional layout with a generous living area and abundant natural light throughout. The kitchen provides ample cabinetry and workspace, flowing easily into the dining and living areas--perfect for everyday living and gatherings. With five bedrooms, you'll have room for family, guests, or a home office setup. Step outside and enjoy beautiful mountain views right from your property. Additional features include a storage shed and a separate workshop--ideal for hobbies, projects, or extra storage. Come see it t

17. 2026-01-02
    historical
18. 2025-11-10
    price $145,000
19. 2025-09-18
    price $157,500
20. 2025-07-24
    listed $175,000 Active
21. 2023-11-24
    historical
22. 2023-11-17
    listed $135,000 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 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: $30,521
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$3,927
• Taxable income: $11,448
• Est. tax owed @ 24.0%: −$2,748
• After-tax cash flow: $10,169/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to improve its condition and value. Significant work is needed in the exterior, roof, flooring, interior, windows, structure, HVAC, and landscaping to make it move-in ready.

Repairs flagged

• Major exterior cleaning — Significant dirt and debris around the property.
• Major roof inspection — Aged roof suggests potential for replacement or repair.
• Major flooring replacement — Manufactured home with potential for flooring replacement.
• Major paint and interior updates — Exterior suggests potential for paint and interior updates.
• Major window replacement — Exterior suggests potential for window replacement.
• Major structural repairs — Manufactured home with potential for structural repairs.
• Major HVAC/mechanical updates — Manufactured home with potential for HVAC/mechanical updates.
• Major landscaping improvements — Mobile home park with potential for landscaping improvements.

Value-add opportunities

• Both Exterior cleaning and landscaping — Improves curb appeal and enhances property value.
• Both Paint and interior updates — Enhances the home's appearance and appeal to potential buyers/renters.
• Both Roof replacement — Ensures the home is safe and secure, improving both resale and rental value.
• Both Flooring replacement — Improves the home's functionality and appeal, enhancing both resale and rental value.
• Both Window replacement — Enhances the home's energy efficiency and appearance, improving both resale and rental value.
• Both Structural repairs — Ensures the home is safe and structurally sound, improving both resale and rental value.
• Both HVAC/mechanical updates — Improves the home's comfort and energy efficiency, enhancing both resale and rental value.
• Both Landscaping improvements — Enhances the property's curb appeal and overall aesthetic, improving both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior cleaning · Significant dirt and debris around the property.	Major	$15,000–50,000
roof inspection · Aged roof suggests potential for replacement or repair.	Major	$15,000–50,000
flooring replacement · Manufactured home with potential for flooring replacement.	Major	$15,000–50,000
paint and interior updates · Exterior suggests potential for paint and interior updates.	Major	$15,000–50,000
window replacement · Exterior suggests potential for window replacement.	Major	$15,000–50,000
structural repairs · Manufactured home with potential for structural repairs.	Major	$15,000–50,000
HVAC/mechanical updates · Manufactured home with potential for HVAC/mechanical updates.	Major	$15,000–50,000
landscaping improvements · Mobile home park with potential for landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Exterior cleaning and landscaping — Improves curb appeal and enhances property value. ↑
• Both Paint and interior updates — Enhances the home's appearance and appeal to potential buyers/renters. ↑
• Both Roof replacement — Ensures the home is safe and secure, improving both resale and rental value. ↑
• Both Flooring replacement — Improves the home's functionality and appeal, enhancing both resale and rental value. ↑
• Both Window replacement — Enhances the home's energy efficiency and appearance, improving both resale and rental value. ↑
• Both Structural repairs — Ensures the home is safe and structurally sound, improving both resale and rental value. ↑
• Both HVAC/mechanical updates — Improves the home's comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Landscaping improvements — Enhances the property's curb appeal and overall aesthetic, improving both resale and rental value. ↑

ⓘ 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

+7.4% since first listed

7 events — show timeline

• 2026-04-13 Listed $145,000 MLSSAZ
• 2026-01-02 Listing Removed — MLSSAZ
• 2025-11-10 Price Changed $145,000 MLSSAZ
• 2025-09-18 Price Changed $157,500 MLSSAZ
• 2025-07-24 Listed $175,000 MLSSAZ
• 2023-11-24 Listing Removed — MLSSAZ
• 2023-11-17 Listed $135,000 MLSSAZ