3736 E Milton Rd · Tucson, AZ 85706

$127,500

2 bd · 2.0 ba · 1,032 sqft · Manufactured public records · 25 Days on market

Built 1968 7,144 sqft lot $124/sqft · 30% below area Est $183k · 30% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated manufactured home! Enjoy the relaxing covered patio in the front and back yards where you can grill on the custom bbq and then enjoy the sunset next to the outdoor fire pit. Office/Den that is perfect if you work from home. Great location that is close to restaurants, shopping, I-10 and I-19.

Key facts

• 7,144 sq ft lot
• Built 1968
• Listed 24 days

Property features AI

Finance

• Other: Lot with gravel road access (city-maintained); Zoned Pima County - MU

Exterior

• Utilities: Public water; Sewer connected
• Home design: Manufactured home; One story; Level access; North/South exposure
• Construction: Metal siding and stucco exterior; Metal roof; Built as a manufactured home (fixer condition)
• Exterior features: Slab patio; Patio

Interior

• Kitchen: Refrigerator; Electric range; Electric cooktop; Microwave
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split heating; Ductless cooling
• Interior features: Fire pit
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Sunnyside Unified District (4407) (urban): math 9% / reading 15% proficiency, ranked #233 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 113 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% of the median local income ($50k/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 $882 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (9%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,587 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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: 1.22% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $182,972
• List price: $127,500
• Delta: -30.32%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3348 E Holladay St	0.58mi	3/2.0 (+1)	1,056 (+2%)	4mo	$240,000	$227	60
3240 E Milton Rd	0.64mi	3/2.0 (+1)	1,024 (-1%)	11mo	$195,000	$190	55
5766 S Bonney Ave	0.72mi	2/1.0	1,000 (-3%)	9mo	$110,000	$110	50
5740 S Jones Ave	0.44mi	3/2.0 (+1)	960 (-7%)	24mo	$228,000	$238	43
6279 S Flowing Water Pl	0.69mi	3/2.0 (+1)	1,120 (+8%)	22mo	$210,000	$188	30

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 · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,250
• Equity at exit: $19,011

10-year hold

• IRR: 10.1%
• Equity multiple: 1.69×
• Total profit: $24,805
• Equity at exit: $11,024

Cash invested: $35,700 (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 85706

• Home prices YoY: -14.2%
• Rents YoY: 0.3%
• Active inventory: 113
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$669
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $457

Break-even live

Break-even rent $978

Max offer price $127,500

Occupancy floor 66%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4069 E Market St Tucson, AZ	3.0	2.0	1331	$1,875	$1.41	23d	1	0.39mi
4167 E Market St Tucson, AZ	3.0	2.0	1114	$2,100	$1.89	43d	1	0.52mi
4184 E Market St Tucson, AZ	3.0	2.0	1008	$1,605	$1.59	23d	1	0.53mi
6288 S Flowing Water Pl Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	17d	1	0.66mi
5405 S Masterson Ave Unit 2 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	2d	1	0.79mi
5405 S Masterson Ave #1 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	3d	1	0.79mi
3074 E Via Genovesa Tucson, AZ	2.0	2.0	947	$1,560	$1.65	3d	1	0.94mi
4580 E Rex St Unit 4 Tucson, AZ	2.0	2.0	1000	$1,175	$1.18	44d	1	1.14mi
2755 E Liverpool Dr Tucson, AZ	3.0	1.0	1300	$1,595	$1.23	14d	1	1.27mi
5515 S Forgeus Ave Tucson, AZ	1.0–3.0	1.0–2.0	742	$1,057	$1.42	1d	37	1.33mi
6838 S Creek Run Ave Tucson, AZ	3.0	2.0	1094	$2,000	$1.83	43d	1	1.38mi
5000 S Country Club Rd Tucson, AZ	1.0–2.0	1.0	637	$1,120	$1.76	3d	16	1.40mi

Listing history 18 events

1. 2026-06-01
   days on market $127,500 Active 25 DOM
2. 2026-05-31
   days on market $127,500 Active 24 DOM
3. 2026-05-18
   price $134,900 250-char remark
4. 2026-05-07
   listed $139,900 Active 250-char remark
5. 2022-07-28
   soldstatus $149,000
6. 2022-07-22
   soldstatus $149,000 Closed 314-char remark

   Show marketing remark (314 chars)

   Beautifully updated manufactured home! Enjoy the relaxing covered patio in the front and back yards where you can grill on the custom bbq and then enjoy the sunset next to the outdoor fire pit. Office/Den that is perfect if you work from home. Great location that is close to restaurants, shopping, I-10 and I-19.

7. 2022-07-08
   historical Active Contingent 314-char remark

   Show marketing remark (314 chars)

   Beautifully updated manufactured home! Enjoy the relaxing covered patio in the front and back yards where you can grill on the custom bbq and then enjoy the sunset next to the outdoor fire pit. Office/Den that is perfect if you work from home. Great location that is close to restaurants, shopping, I-10 and I-19.

8. 2022-07-08
   historical 314-char remark

   Show marketing remark (314 chars)

   Beautifully updated manufactured home! Enjoy the relaxing covered patio in the front and back yards where you can grill on the custom bbq and then enjoy the sunset next to the outdoor fire pit. Office/Den that is perfect if you work from home. Great location that is close to restaurants, shopping, I-10 and I-19.

9. 2022-06-28
   price $149,000 314-char remark

   Show marketing remark (314 chars)

   Beautifully updated manufactured home! Enjoy the relaxing covered patio in the front and back yards where you can grill on the custom bbq and then enjoy the sunset next to the outdoor fire pit. Office/Den that is perfect if you work from home. Great location that is close to restaurants, shopping, I-10 and I-19.

10. 2022-06-21
    listed $160,000 Active 314-char remark

    Show marketing remark (314 chars)

    Beautifully updated manufactured home! Enjoy the relaxing covered patio in the front and back yards where you can grill on the custom bbq and then enjoy the sunset next to the outdoor fire pit. Office/Den that is perfect if you work from home. Great location that is close to restaurants, shopping, I-10 and I-19.

11. 2022-06-10
    historical
12. 2022-06-03
    price $158,500
13. 2022-05-17
    price $159,000
14. 2022-03-15
    price $169,000
15. 2022-02-17
    price $178,000
16. 2022-02-05
    listed $179,000 Active
17. 2007-08-06
    soldstatus $48,000
18. 2006-12-04
    soldstatus $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $614 · $51/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$227/yr (+$19/mo · 37.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 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: $18,689
• − Mortgage interest: −$7,142
• − Property taxes: −$614
• − Insurance: −$638
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$3,709
• Taxable income: $3,596
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,626/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: Sunnyside Unified District (4407)
• NCES district ID: 0408170
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $34,365
• Composite: 9.76/100
• National rank: #9827
• State rank: #233 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): 54,236
• Household income: $50,248
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1926.0

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 10% Native American 6% Black 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 25% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -62.59%
• Current HPI: 376.8462
• Rent YoY: ▲ 0.26%
• 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

+165.6% since first listed

19 events — show timeline

• 2026-06-01 Listing Removed — MLSSAZ
• 2026-05-29 Price Changed $127,500 MLSSAZ
• 2026-05-26 Price Changed $132,500 MLSSAZ
• 2026-05-18 Price Changed $134,900 MLSSAZ
• 2026-05-07 Listed $139,900 MLSSAZ
• 2022-07-28 Sold (Public Records) $149,000 Public Records
• 2022-07-22 Sold (MLS) $149,000 MLSSAZ
• 2022-07-08 Contingent — MLSSAZ
• 2022-07-08 Listing Removed — MLSSAZ
• 2022-06-28 Price Changed $149,000 MLSSAZ
• 2022-06-21 Listed $160,000 MLSSAZ
• 2022-06-10 Listing Removed — MLSSAZ
• 2022-06-03 Price Changed $158,500 MLSSAZ
• 2022-05-17 Price Changed $159,000 MLSSAZ
• 2022-03-15 Price Changed $169,000 MLSSAZ
• 2022-02-17 Price Changed $178,000 MLSSAZ
• 2022-02-05 Listed $179,000 MLSSAZ
• 2007-08-06 Sold (Public Records) $48,000 Public Records
• 2006-12-04 Sold (Public Records) $48,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $614 · +5.8% YoY. Source: county tax records.