1325 W Silverlake Rd #86 · Tucson, AZ 85713

$65,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 127 Days on market

Manufactured home Built 1975 Good condition 5,227 sqft lot $48/sqft · 58% below area $675/mo HOA · 57% of rent

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.9/30.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Schools +1.7/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.9

Listing remarks MLS

Well-maintained and spacious mobile home, perfect for those seeking comfort, convenience, and an active lifestyle. Located in a well-kept land-lease community, this home offers generous living spaces, a functional layout, and plenty of room to grow--ideal for both everyday living and entertaining. The community itself is packed with amenities designed to enhance your lifestyle. Residents enjoy access to a sparkling swimming pool, relaxing park and picnic areas, a convenient on-site car wash, laundry facilities, and a welcoming clubhouse that hosts gatherings and community events. Situated just minutes from ''A'' Mountain, perfect for the Fourth of July.

Key facts

• Laundry facilities
• Clubhouse
• Swimming pool

Tags

• SWIMMING POOL
• PARK AND PICNIC AREAS
• ON-SITE CAR WASH
• LAUNDRY FACILITIES
• CLUBHOUSE
• COMMUNITY EVENTS

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 $-611 ($-7k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 2.9% vs local median 3.8% in Tucson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, crime F, employment D-.
• Tucson Unified District (4403) (urban): math 14% / reading 23% proficiency, ranked #190 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tolson Elementary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 372 students, 72% FRL); Mansfeld Middle Magnet School (math 14% / reading 26%, grade F, #127 of 218 statewide, top 60%, 817 students, 60% FRL); Cholla High School (math 2% / reading 17%, grade F, #343 of 381 statewide, top 93%, 1,760 students, 62% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents flat; 312 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 57% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe 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 $57,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.83% ✓
• Cap rate: 2.89%
• Cash-on-cash: -12.16%
• DSCR: 0.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $155,000
• List price: $65,000
• Delta: -58.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2640 S Cottonwood Ln #81	0.41mi	3/1.5	1,365 (+1%)	24mo	$50,000	$37	57
2640 S Cottonwood Ln #63	0.41mi	3/2.0	1,512 (+12%)	5mo	$160,000	$106	56
2640 S Cottonwood Ln #106	0.41mi	3/3.0	1,188 (-12%)	6mo	$76,200	$64	52
2640 S Cottonwood Ln #71	0.41mi	3/2.0	1,238 (-8%)	22mo	$122,795	$99	49
2276 S Devon Loop	0.21mi	2/1.0 (-1)	1,152 (-15%)	11mo	$205,000	$178	48
2640 S Cottonwood Ln #44	0.41mi	3/2.0	1,512 (+12%)	22mo	$151,000	$100	43
2920 S Cottonwood Ln Unit 1	0.57mi	4/2.0 (+1)	1,500 (+11%)	11mo	$350,000	$233	41

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -1.86×
• Total profit: $-52,003
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: -4.78×
• Total profit: $-105,179
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $89,999 ($74/sqft)
• Median days on market: 130 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +54.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 312
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$675
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-611

Break-even live

Break-even rent $1,963

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-566	-5% $-589	+0% $-611	+5% $-633	+10% $-656
Rent	-10% $-705	-5% $-658	+0% $-611	+5% $-564	+10% $-517
Rate	-1.0pp $-578	-0.5pp $-594	base $-611	+0.5pp $-628	+1.0pp $-645

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Silverlake Rd Tucson, AZ	3.0	2.0	1080	$1,400	$1.30	28d	1	0.06mi
2410 S Mission Rd Tucson, AZ	3.0	1.0–2.0	620	$1,375	$2.22	28d	15	0.39mi
2640 S Cottonwood Ln Unit 13 Tucson, AZ	3.0	2.0	1200	$1,395	$1.16	93d	1	0.45mi
2800 S Mission Rd Tucson, AZ	3.0	1.0–2.0	663	$1,410	$2.13	16d	17	0.64mi
1808 W Caravelle Rd Tucson, AZ	2.0	2.0	1260	$1,395	$1.11	93d	1	0.65mi
1754 W Pueblo Vista Blvd Tucson, AZ	3.0	3.0	1206	$1,680	$1.39	39d	1	0.68mi
1846 W Caravelle Rd Tucson, AZ	2.0	2.0	1050	$1,250	$1.19	30d	1	0.72mi
1866 W Caravelle Rd Tucson, AZ	2.0	2.0	1035	$1,500	$1.45	39d	1	0.76mi
1310 S San Jacinto Dr Unit 1 Tucson, AZ	2.0	1.0	1000	$1,250	$1.25	28d	1	0.76mi
3311 S Placita Saltillo Tucson, AZ	2.0	2.0	948	$1,295	$1.37	17d	1	0.86mi
1292 S Paseo Luna Blanca Tucson, AZ	3.0	2.0	1365	$1,795	$1.32	16d	1	0.86mi
920 W Starr Pass Blvd Tucson, AZ	3.0	2.0	1362	$1,895	$1.39	39d	1	0.91mi
2012 W Dozemary Ct Tucson, AZ	3.0	2.5	1480	$1,650	$1.11	17d	1	0.97mi
631 W 40th St Unit 637 Tucson, AZ	2.0	1.0	890	$995	$1.12	30d	1	1.14mi
425 W 26th St Tucson, AZ	3.0	2.0	1250	$1,450	$1.16	93d	1	1.20mi
3655 S San Rafael Pl Tucson, AZ	3.0	1.0	1204	$1,650	$1.37	93d	1	1.22mi
3528 S Mission Rd #2 Tucson, AZ	3.0	2.0	1125	$1,600	$1.42	35d	1	1.26mi
310 W 27th St Tucson, AZ	3.0	2.0	1600	$1,995	$1.25	20d	1	1.30mi
3420 S Clark Ave Tucson, AZ	3.0	2.0	1100	$1,495	$1.36	61d	1	1.40mi
3480 S Clark Ave Unit 1 Tucson, AZ	2.0	1.0	900	$1,099	$1.22	16d	1	1.45mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,800	$1.71	33d	1	1.45mi
135 W 26th St Tucson, AZ	3.0	2.0	1700	$2,450	$1.44	39d	1	1.45mi
1211 S 9th Ave Tucson, AZ	4.0	2.0	1500	$1,700	$1.13	52d	1	1.45mi
1211 S 9th Ave Tucson, AZ	4.0	2.0	1500	$1,700	$1.13	70d	1	1.45mi
1314 S 8th Ave Unit 1515896P Tucson, AZ	3.0	2.0	1496	$4,852	$3.24	52d	1	1.47mi
59 S Melrose Ave #2 Tucson, AZ	3.0	2.0	1044	$1,425	$1.36	20d	1	1.50mi

HOA detail $675/mo · $8,100/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-06
   days on market $65,000 Active 127 DOM
2. 2026-08-05
   days on market $65,000 Active 126 DOM
3. 2026-08-04
   days on market $65,000 Active 125 DOM
4. 2026-08-03
   days on market $65,000 Active 124 DOM
5. 2026-07-31
   days on market $65,000 Active 121 DOM
6. 2026-07-30
   days on market $65,000 Active 120 DOM
7. 2026-07-30
   days on market $65,000 Active 119 DOM
8. 2026-07-28
   days on market $65,000 Active 118 DOM
9. 2026-07-26
   days on market $65,000 Active 116 DOM
10. 2026-07-24
    days on market $65,000 Active 114 DOM
11. 2026-07-23
    days on market $65,000 Active 113 DOM
12. 2026-07-22
    days on market $65,000 Active 112 DOM
13. 2026-07-21
    days on market $65,000 Active 111 DOM
14. 2026-07-20
    days on market $65,000 Active 110 DOM
15. 2026-07-18
    days on market $65,000 Active 108 DOM
16. 2026-07-18
    days on market $65,000 Active 107 DOM
17. 2026-07-16
    days on market $65,000 Active 106 DOM
18. 2026-07-15
    days on market $65,000 Active 105 DOM
19. 2026-07-14
    days on market $65,000 Active 104 DOM
20. 2026-07-13
    days on market $65,000 Active 103 DOM
21. 2026-07-13
    days on market $65,000 Active 102 DOM
22. 2026-07-11
    days on market $65,000 Active 101 DOM
23. 2026-07-10
    days on market $65,000 Active 100 DOM
24. 2026-07-09
    days on market $65,000 Active 99 DOM
25. 2026-07-07
    days on market $65,000 Active 97 DOM
26. 2026-07-06
    days on market $65,000 Active 96 DOM
27. 2026-07-05
    days on market $65,000 Active 95 DOM
28. 2026-07-03
    days on market $65,000 Active 93 DOM
29. 2026-07-02
    days on market $65,000 Active 92 DOM
30. 2026-07-01
    days on market $65,000 Active 91 DOM
31. 2026-06-30
    days on market $65,000 Active 90 DOM
32. 2026-06-29
    days on market $65,000 Active 89 DOM
33. 2026-06-28
    days on market $65,000 Active 88 DOM
34. 2026-06-27
    days on market $65,000 Active 87 DOM
35. 2026-06-27
    days on market $65,000 Active 86 DOM
36. 2026-06-25
    days on market $65,000 Active 84 DOM
37. 2026-06-22
    days on market $65,000 Active 82 DOM
38. 2026-06-21
    days on market $65,000 Active 81 DOM
39. 2026-06-18
    days on market $65,000 Active 78 DOM
40. 2026-06-17
    days on market $65,000 Active 77 DOM
41. 2026-06-16
    days on market $65,000 Active 76 DOM
42. 2026-06-15
    days on market $65,000 Active 75 DOM
43. 2026-06-13
    days on market $65,000 Active 73 DOM
44. 2026-06-10
    days on market $65,000 Active 70 DOM
45. 2026-06-09
    days on market $65,000 Active 69 DOM
46. 2026-06-08
    days on market $65,000 Active 68 DOM
47. 2026-06-07
    days on market $65,000 Active 67 DOM
48. 2026-06-05
    days on market $65,000 Active 64 DOM
49. 2026-06-03
    days on market $65,000 Active 63 DOM
50. 2026-06-02
    days on market $65,000 Active 62 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 4/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $14,274
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$8,100
• − Depreciation: −$1,891
• Taxable loss: −$8,060
• Est. tax savings @ 24.0%: +$1,934
• After-tax cash flow: $-5,398/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 Est. rehab $6,750–$20,250 screening

This well-maintained mobile home is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace air conditioning unit — Improves comfort and tenant satisfaction ↑

ⓘ 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 Tolson Elementary School F AZ #687/1,109 Nat'l #32,000/41,679 Middle Mansfeld Middle Magnet School F AZ #127/218 Nat'l #11,652/14,009 High Cholla High School F AZ #343/381 Nat'l #16,463/17,239

Schools (NCES district)

• District: Tucson Unified District (4403)
• NCES district ID: 0408800
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $40,962
• Composite: 15.78/100
• National rank: #9270
• State rank: #190 of 249 in AZ

B Composite livability gradescore 74/100

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

• Census place: Tucson, AZ
• County: Pima County · 1,066,056 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

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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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• Metro: Tucson, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

1 event — show timeline

• 2026-04-01 Listed $65,000 MLSSAZ