8401 S Kolb Rd #295 · Tucson, AZ 85756

$45,500

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 129 Days on market

Built 1986 Good condition 1,742 sqft lot ↓ 57% 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
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Trails West Resort Park, a 55+ community with wonderful amenities to keep you active! Pools, jacuzzies, shuffle board, firepits, grills, fitness room, clubhouse, library, pool tables, and a dog park, Offering this 3 bedroom 2 bath home with Arizona Room, resting on a corner lot. Move-in-ready, home includes all the furnishings. This is a manufactured home park sale includes personal property only; land does not convey. Buyer must complete the community application process and receive corporate office approval prior to making an offer. Welcome Home!

Key facts

• Dog park
• Clubhouse
• Arizona room

Tags

• ARIZONA ROOM
• CORNER LOT
• FITNESS ROOM
• CLUBHOUSE
• DOG PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $46k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.2% vs local median 3.7% in Tucson — 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 74/100 on livability (#17 in AZ, #4,502 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Vail Unified District (4413) (rural): math 52% / reading 57% proficiency, ranked #26 of 249 in AZ (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 158 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $315 of loan paydown is wiped out by about $1k 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 + 1.5% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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: 4.14% ✓
• Cap rate: 37.25%
• Cash-on-cash: 110.55%
• DSCR: 5.92
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.07×
• Total profit: $64,645
• Equity at exit: $6,784

10-year hold

• IRR: —
• Equity multiple: 12.12×
• Total profit: $141,655
• Equity at exit: $3,934

Cash invested: $12,740 (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 85756

• Home prices YoY: -19.4%
• Rents YoY: 1.5%
• Active inventory: 158
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$239
• Tax est. 1.5%: −$57 /mo · $682/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,174

Break-even live

Break-even rent $398

Max offer price $45,500

Occupancy floor 33%

Sensitivity live

Price	-10% $1,205	-5% $1,189	+0% $1,174	+5% $1,158	+10% $1,142
Rent	-10% $1,025	-5% $1,099	+0% $1,174	+5% $1,248	+10% $1,323
Rate	-1.0pp $1,197	-0.5pp $1,185	base $1,174	+0.5pp $1,162	+1.0pp $1,150

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: $11,375
• Closing costs: $1,365
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 E Voyager Rd Unit 138 Tucson, AZ	2.0	2.0	1500	$1,599	$1.07	20d	1	0.26mi
8042 S Dolphin Way Tucson, AZ	3.0	2.0	1444	$1,800	$1.25	11d	1	1.33mi
6794 E Sea Horse Rd Tucson, AZ	3.0	2.0	1444	$1,800	$1.25	44d	1	1.33mi

Listing history 19 events

1. 2026-06-18
   days on market $45,500 Active 129 DOM
2. 2026-06-17
   days on market $45,500 Active 128 DOM
3. 2026-06-16
   days on market $45,500 Active 127 DOM
4. 2026-06-15
   days on market $45,500 Active 126 DOM
5. 2026-06-13
   days on market $45,500 Active 124 DOM
6. 2026-06-13
   days on market $45,500 Active 123 DOM
7. 2026-06-10
   days on market $45,500 Active 121 DOM
8. 2026-06-09
   days on market $45,500 Active 120 DOM
9. 2026-06-08
   days on market $45,500 Active 119 DOM
10. 2026-06-07
    days on market $45,500 Active 118 DOM
11. 2026-06-05
    days on market $45,500 Active 115 DOM
12. 2026-06-03
    days on market $45,500 Active 114 DOM
13. 2026-06-02
    days on market $45,500 Active 113 DOM
14. 2026-06-01
    days on market $45,500 Active 112 DOM
15. 2026-05-31
    days on market $45,500 Active 111 DOM
16. 2026-05-14
    price $45,500 567-char remark

    Show marketing remark (567 chars)

    Welcome to Trails West Resort Park, a 55+ community with wonderful amenities to keep you active! Pools, jacuzzies, shuffle board, firepits, grills, fitness room, clubhouse, library, pool tables, and a dog park, Offering this 3 bedroom 2 bath home with Arizona Room, resting on a corner lot. Move-in-ready, home includes all the furnishings. This is a manufactured home park sale includes personal property only; land does not convey. Buyer must complete the community application process and receive corporate office approval prior to making an offer. Welcome Home!

17. 2026-04-02
    price $67,500 567-char remark

    Show marketing remark (567 chars)

    Welcome to Trails West Resort Park, a 55+ community with wonderful amenities to keep you active! Pools, jacuzzies, shuffle board, firepits, grills, fitness room, clubhouse, library, pool tables, and a dog park, Offering this 3 bedroom 2 bath home with Arizona Room, resting on a corner lot. Move-in-ready, home includes all the furnishings. This is a manufactured home park sale includes personal property only; land does not convey. Buyer must complete the community application process and receive corporate office approval prior to making an offer. Welcome Home!

18. 2026-03-12
    price $85,000 567-char remark

    Show marketing remark (567 chars)

    Welcome to Trails West Resort Park, a 55+ community with wonderful amenities to keep you active! Pools, jacuzzies, shuffle board, firepits, grills, fitness room, clubhouse, library, pool tables, and a dog park, Offering this 3 bedroom 2 bath home with Arizona Room, resting on a corner lot. Move-in-ready, home includes all the furnishings. This is a manufactured home park sale includes personal property only; land does not convey. Buyer must complete the community application process and receive corporate office approval prior to making an offer. Welcome Home!

19. 2026-02-09
    listed $105,000 Active 567-char remark

    Show marketing remark (567 chars)

    Welcome to Trails West Resort Park, a 55+ community with wonderful amenities to keep you active! Pools, jacuzzies, shuffle board, firepits, grills, fitness room, clubhouse, library, pool tables, and a dog park, Offering this 3 bedroom 2 bath home with Arizona Room, resting on a corner lot. Move-in-ready, home includes all the furnishings. This is a manufactured home park sale includes personal property only; land does not convey. Buyer must complete the community application process and receive corporate office approval prior to making an offer. Welcome Home!

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥104°F today · 13 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: $22,605
• − Mortgage interest: −$2,549
• − Property taxes: −$682
• − Insurance: −$228
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$1,324
• Taxable income: $14,206
• Est. tax owed @ 24.0%: −$3,409
• After-tax cash flow: $10,675/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 3-bedroom 2-bath home in a 55+ community is move-in ready with good curb appeal and interior condition. Minor repairs and updates to paint, carpet, and cabinets would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance
• Minor Living room carpet — Worn appearance

Value-add opportunities

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — Fresh carpet improves comfort and appearance
• Both Update kitchen cabinets — Fresh cabinets improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Living room carpet · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — Fresh carpet improves comfort and appearance ↑
• Both Update kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑

ⓘ 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: Vail Unified District (4413)
• NCES district ID: 0408850
• Math proficiency: 52% ▼ -19.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $77,126
• Composite: 49.1/100
• National rank: #2051
• State rank: #26 of 249 in AZ

Livability — Tucson

• Score: 74/100
• State rank: #17
• US rank: #4502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pima County · 1,012,107 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 37,700
• Household income: $72,490
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 265.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 29% Two or more races 23% Black 7% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 57% English-only · Spanish 39% 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: ▼ -73.28%
• Current HPI: 304.0243
• Rent YoY: ▲ 1.52%
• 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

-56.7% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $45,500 MLSSAZ
• 2026-04-02 Price Changed $67,500 MLSSAZ
• 2026-03-12 Price Changed $85,000 MLSSAZ
• 2026-02-09 Listed $105,000 MLSSAZ