13377 N Sandario Rd #11 · Marana, AZ
Flood risk 4/10 · Minor
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.21%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 8/10 · Major
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 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 +25.8/30.0
- ARV discount +15.0/15.0
- DSCR +8.6/10.0
- 1% rule +6.8/10.0
- Rent growth +3.4/5.0
- Livability +3.4/5.0
- Condition / age +2.8/5.0
- Appreciation +2.5/10.0
- Schools +2.4/10.0
- Manufactured-home adj. -5.6
$120,000
13377 N Sandario Rd #11 · Marana, AZ 85653
2 bd · 2.0 ba · 1,450 sqft · Manufactured
· 26 Days on market
Manufactured home
Built 1983
1,742 sqft lot
$83/sqft
· 20% below area
Est $150k · 20% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This 2-bed, 2-bath MH in Valley of the Sun Mobile Home Park offers a comfortable layout with inviting indoor and outdoor living spaces. A covered 2 car carport provides shaded parking, while the front entry opens to a spacious living room with large arched windows that bring in natural light. The living area flows into a dining space and kitchen featuring ample cabinetry, and generous counter space. The primary bedroom includes a large closet and private bath, while the second bedroom is located near a full guest bathroom. A dedicated laundry room offers additional storage and convenient access to the covered patio, creating an easy transition to outdoor relaxation.
Key facts
- Fenced yard
- Community pool
- Covered patio
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 $120k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $289 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $120k).
- Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
- Cap rate 9.2% vs local median 3.3% in Marana — 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 67/100 on livability (#67 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
- Marana Unified District (4404) (suburban): math 31% / reading 37% proficiency, ranked #83 of 249 in AZ (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Marjorie W Estes Elementary School (math 20% / reading 26%, grade F, #673 of 1,109 statewide, top 61%, 570 students, 49% FRL); Marana Middle School (math 24% / reading 30%, grade F, #97 of 218 statewide, top 45%, 907 students, 44% FRL); Marana High School (math 21% / reading 24%, grade F, #210 of 381 statewide, top 55%, 2,379 students, 36% FRL).
- Market conditions: Rents rising (+3.4%/yr); 540 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 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 + 3.4% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.
Negotiation context
- It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$118,200
(1.5% below list)
Questions for the listing agent
- 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?
- 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
- 1.18% ✓
- Cap rate
- 9.19%
- Cash-on-cash
- 10.34%
- DSCR
- 1.46
- GRM
- 7.1
CMA / ARV
- ARV (median comp)
- $150,250
- List price
- $120,000
- Delta
- -20.13%
- Verdict
- UNDERPRICED
- Comps
- 8 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11753 W Flying Beauty Ln | 0.42mi | 3/2.0 (+1) | 1,418 (-2%) | 2mo | $344,190 | $243 | 70 |
| 13125 N Farming Way | 0.45mi | 3/2.0 (+1) | 1,418 (-2%) | 2mo | $349,940 | $247 | 69 |
| 13543 N Nicholas Ct | 0.71mi | 3/2.0 (+1) | 1,423 (-2%) | 2mo | $376,900 | $265 | 57 |
| 12825 N Steamboat Dr | 0.76mi | 3/2.0 (+1) | 1,414 (-2%) | 0mo | $315,000 | $223 | 55 |
| 12855 N Ong Dr | 1.06mi | 3/2.0 (+1) | 1,515 (+4%) | 2mo | $320,000 | $211 | 51 |
| 11856 W Fontenelle Dr | 0.54mi | 3/2.0 (+1) | 1,265 (-13%) | 1mo | $295,000 | $233 | 48 |
| 11427 W Spear Shaft Dr | 0.96mi | 3/2.0 (+1) | 1,552 (+7%) | 1mo | $324,900 | $209 | 47 |
| 12717 N Fallen Fence Ln | 1.10mi | 3/2.0 (+1) | 1,601 (+10%) | 1mo | $320,000 | $200 | 42 |
| 11488 W Red Admiral St | 0.72mi | 3/2.0 (+1) | 1,292 (-11%) | 2mo | $329,940 | $255 | 41 |
| 12076 W Makenna Ln | 0.69mi | 3/2.0 (+1) | 1,256 (-13%) | 1mo | $325,000 | $259 | 39 |
| 12451 W Reyher Farms Loop | 1.04mi | 3/2.0 (+1) | 1,637 (+13%) | 2mo | $325,000 | $199 | 37 |
| 13981 N Swift Spear Dr | 1.13mi | 3/2.0 (+1) | 1,750 (+21%) | 2mo | $360,000 | $206 | 34 |
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 · 3.43% rent growth · sell at horizon
5-year hold
- IRR
- -0.3%
- Equity multiple
- 0.99×
- Total profit
- $-377
- Equity at exit
- $17,892
10-year hold
- IRR
- 9.8%
- Equity multiple
- 1.77×
- Total profit
- $26,038
- Equity at exit
- $10,375
Cash invested: $33,600 (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.
ZIP-level market 85653
- Home prices YoY
- -21.8%
- Rents YoY
- 3.4%
- Active inventory
- 540
- Price-to-rent
- 7.1×
Monthly cashflow live
↻
- Estimated rent
- $1,416 high interval (Pro) →
- Mortgage (P&I)
- −$629
- Tax est. 1.5%
- −$150 /mo · $1,800/yr
- Insurance
- −$50
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$297
- Net cashflow
- $289
Break-even live
Break-even rent
$1,050
Max offer price
$120,000
Occupancy floor
75%
Sensitivity live
| Price | -10% $372 | -5% $331 | +0% $289 | +5% $248 | +10% $206 |
|---|---|---|---|---|---|
| Rent | -10% $178 | -5% $233 | +0% $289 | +5% $345 | +10% $401 |
| Rate | -1.0pp $350 | -0.5pp $320 | base $289 | +0.5pp $258 | +1.0pp $227 |
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
- $30,000
- Closing costs
- $3,600
- 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 15 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 13387 N Lon Adams Rd Marana, AZ | 1.0–3.0 | 1.0–2.0 | 869 | $1,535 | $1.77 | 0d | 7 | 0.60mi |
| 11629 W Despain Dr Marana, AZ | 3.0 | 2.0 | 1317 | $1,850 | $1.40 | 93d | 1 | 0.73mi |
| 12073 W Hailey Ln Marana, AZ | 2.0 | 2.0 | 1256 | $1,575 | $1.25 | 35d | 1 | 0.78mi |
| 12830 N Fox Hollow Dr Marana, AZ | 3.0 | 2.0 | 1256 | $1,745 | $1.39 | 93d | 1 | 0.85mi |
| 11475 W Magic Song St Marana, AZ | 3.0 | 2.0 | 1302 | $1,760 | $1.35 | 20d | 1 | 0.92mi |
| 11377 W Folsom Point Dr Marana, AZ | 3.0 | 2.0 | 1389 | $1,800 | $1.30 | 32d | 1 | 1.02mi |
| 12946 N Ong Dr Marana, AZ | 3.0 | 2.0 | 1527 | $1,670 | $1.09 | 46d | 1 | 1.08mi |
| 11655 W Stone Hearth St Marana, AZ | 3.0 | 2.0 | 1601 | $1,800 | $1.12 | 50d | 1 | 1.11mi |
| 11379 W Burning Sage St Marana, AZ | 3.0 | 2.0 | 1265 | $1,795 | $1.42 | 73d | 1 | 1.11mi |
| 11379 W Burning Sage St Marana, AZ | 3.0 | 2.0 | 1265 | $1,740 | $1.38 | 41d | 1 | 1.11mi |
| 14214 N Spear Point Way Marana, AZ | 3.0 | 2.0 | 1389 | $1,815 | $1.31 | 43d | 1 | 1.16mi |
| 11351 W Cotton Bale Ln Marana, AZ | 3.0 | 2.0 | 1601 | $1,795 | $1.12 | 32d | 1 | 1.21mi |
| 11366 W Massey Dr Marana, AZ | 3.0 | 2.0 | 1589 | $2,031 | $1.28 | 11d | 1 | 1.23mi |
| 12500 N Cottonseed Ln Marana, AZ | 3.0 | 2.0 | 1589 | $1,750 | $1.10 | 93d | 1 | 1.40mi |
| 11615 W Boll Bloom Dr Marana, AZ | 3.0 | 2.0 | 1584 | $1,900 | $1.20 | 21d | 1 | 1.46mi |
Property features AI
Finance
- Other
- Zoned Marana - MHDOwner occupiedLot irregularly shaped (1,742 sq ft)
- HOA & community
- Association amenities: Pool, shuffleboard, recreation centerAssociation fees include front yard maintenance, sewer, and street maintenance
Exterior
- Parking
- Covered parking for 2 vehicles2-car carport
- Security
- Smoke detector(s)
- Utilities
- Public waterSewer connected
- Home design
- Manufactured homeOne storyFaces north
- Construction
- Siding exteriorBuilt-up reflective roof
- Exterior features
- DeckWood fencingAdditional carportNorth/South exposureChip-and-seal road with road maintenance agreement
Interior
- Kitchen
- Exhaust fanRefrigeratorElectric ovenMicrowave
- Flooring
- Vinyl flooring
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Forced air heatingCentral air conditioning
- Interior features
- Accessible approach with rampSmoke detector(s)
- Laundry & utility
- Laundry room with washer
Listing history 45 events
-
2026-08-08days on market $120,000 Active 26 DOM
-
2026-08-07days on market $120,000 Active 25 DOM
-
2026-08-06days on market $120,000 Active 24 DOM
-
2026-08-05days on market $120,000 Active 23 DOM
-
2026-08-04days on market $120,000 Active 22 DOM
-
2026-08-03days on market $120,000 Active 21 DOM
-
2026-07-31days on market $120,000 Active 18 DOM
-
2026-07-30days on market $120,000 Active 17 DOM
-
2026-07-30days on market $120,000 Active 16 DOM
-
2026-07-28days on market $120,000 Active 15 DOM
-
2026-07-26days on market $120,000 Active 13 DOM
-
2026-07-24days on market $120,000 Active 11 DOM
-
2026-07-23days on market $120,000 Active 10 DOM
-
2026-07-22days on market $120,000 Active 9 DOM
-
2026-07-21days on market $120,000 Active 8 DOM
-
2026-07-20days on market $120,000 Active 7 DOM
-
2026-07-18days on market $120,000 Active 5 DOM
-
2026-07-18days on market $120,000 Active 4 DOM
-
2026-07-16days on market $120,000 Active 3 DOM
-
2026-07-15days on market $120,000 Active 2 DOM
-
2026-07-14days on market $120,000 Active 1 DOM
-
2026-06-30days on market $120,000 Active 104 DOM
-
2026-06-29days on market $120,000 Active 103 DOM
-
2026-06-28days on market $120,000 Active 102 DOM
-
2026-06-27days on market $120,000 Active 101 DOM
-
2026-06-27days on market $120,000 Active 100 DOM
-
2026-06-25days on market $120,000 Active 98 DOM
-
2026-06-22days on market $120,000 Active 96 DOM
-
2026-06-21days on market $120,000 Active 95 DOM
-
2026-06-18days on market $120,000 Active 92 DOM
-
2026-06-17days on market $120,000 Active 91 DOM
-
2026-06-16days on market $120,000 Active 90 DOM
-
2026-06-15days on market $120,000 Active 89 DOM
-
2026-06-13days on market $120,000 Active 87 DOM
-
2026-06-13days on market $120,000 Active 86 DOM
-
2026-06-10days on market $120,000 Active 84 DOM
-
2026-06-09days on market $120,000 Active 83 DOM
-
2026-06-08days on market $120,000 Active 82 DOM
-
2026-06-07days on market $120,000 Active 81 DOM
-
2026-06-05days on market $120,000 Active 78 DOM
-
2026-06-03days on market $120,000 Active 77 DOM
-
2026-06-02days on market $120,000 Active 76 DOM
-
2026-06-01days on market $120,000 Active 75 DOM
-
2026-05-31days on market $120,000 Active 74 DOM
-
2026-03-18$120,000 Active 796-char remark
ⓘ 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 X (shaded) · 21% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 8/10 Severe 7 d/yr ≥109°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,993
- − Mortgage interest
- −$6,722
- − Property taxes
- −$1,800
- − Insurance
- −$600
- − Repairs & maintenance
- −$1,359
- − Management
- −$1,359
- − Depreciation
- −$3,491
- Taxable income
- $1,661
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$399
- After-tax cash flow
- $3,074/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
55/100
Cosmetic rehab
Est. rehab $7,250–$21,750 screening
This 2-bedroom, 2-bath manufactured home in Valley of the Sun Mobile Home Park is in average condition with minor repairs needed. It offers a comfortable layout with inviting indoor and outdoor living spaces. A fresh coat of paint and new flooring would significantly enhance its resale and rental value.
Repairs flagged
- Minor Kitchen cabinets — Worn appearance
- Minor Bathroom sink — Need cleaning
- Minor Exterior siding — Weathered appearance
- Minor Flooring — Worn appearance
Value-add opportunities
- Resale Paint interior walls — Fresh paint enhances curb appeal ↑
- Resale Replace worn flooring — New flooring improves aesthetics ↑
- Resale Replace worn kitchen cabinets — New cabinets improve functionality ↑
- Both Landscaping — Enhances curb appeal and adds 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 24/100
Zoned Schools
Elementary
Marjorie W Estes Elementary School
F
AZ #673/1,109
Nat'l #31,702/41,679
Middle
Marana Middle School
F
AZ #97/218
Nat'l #9,793/14,009
High
Marana High School
F
AZ #210/381
Nat'l #13,583/17,239
Schools (NCES district)
- District
- Marana Unified District (4404)
- NCES district ID
- 0404630
- Math proficiency
- 31% ▼ -11.00%
- Reading proficiency
- 37% ▼ -5.00%
- Median HH income
- $65,282
- Composite
- 30.96/100
- National rank
- #6103
- State rank
- #83 of 249 in AZ
C
Composite livability gradescore 67/100
Livability — Marana
- Score
- 67/100
- State rank
- #67
- US rank
- #11113
Category grades
Amenities F
Commute F
Cost of living C
Crime A
Employment A+
Housing A+
Health & safety F
User ratings B
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Marana, AZ
- County
- Pima County · 1,066,056 people
- City population
- 39,625
- Metro
- Tucson, AZ
- Population (ZIP)
- 23,574
- Household income
- $86,154
- Rent vs Own
- Severe rent burden
- 10% 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 0.55)
- Race & ethnicity
- White 61% Hispanic / Latino 27% Two or more races 15% Black 3% Native American 2% Asian 1%
- Hispanic origin (detail)
- Mexican 22% Puerto Rican 2%
- Common ancestry
- Romanian 4% Lithuanian 2% Slovak 2%
- Foreign-born
- 6% · Canada
- Languages at home
- 88% English-only · Spanish 9% Other Asian/Pacific 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
- ▼ -69.29%
- Current HPI
- 249.3403
- Rent YoY
- ▲ 3.43%
- 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 |
|
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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
+0.0% since first listed3 events — show timeline
- 2026-07-13 Listed $120,000 MLSSAZ
- 2026-07-01 Listing Removed — MLSSAZ
- 2026-03-18 Listed $120,000 MLSSAZ
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…