13377 N Sandario Rd #11 · Marana, AZ 85653

$120,000

2 bd · 2.0 ba · 1,450 sqft · Manufactured · 92 Days on market

Built 1986 Average condition 1,732 sqft lot $83/sqft · 20% below area Est $150k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. Fenced in Yard perfect for any pet. Location is close to Rec Room, Pool, Amenities and Mailboxes. Land lease is 634 amont

Key facts

• Ample cabinetry
• Covered carport
• Large arched windows

Tags

• COVERED CARPORT
• LARGE ARCHED WINDOWS
• AMPLE CABINETRY
• DEDICATED LAUNDRY ROOM
• FENCED IN YARD
• CLOSE TO AMENITIES

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 $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+3.4%/yr); 412 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.59% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.16%
• DSCR: 2.07
• GRM: 5.2

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 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13377 N Sandario Rd #21	0.08mi	3/2.0 (+1)	1,450 (0%)	2mo	$95,000	$66	90

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: 17.9%
• Equity multiple: 1.73×
• Total profit: $24,496
• Equity at exit: $17,892

10-year hold

• IRR: 26.7%
• Equity multiple: 3.39×
• Total profit: $80,354
• 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.

Methodology + full state rankings →

ZIP-level market 85653

• Home prices YoY: -21.8%
• Rents YoY: 3.4%
• Active inventory: 412
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $676

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 60%

Sensitivity live

Price	-10% $759	-5% $718	+0% $676	+5% $635	+10% $594
Rent	-10% $526	-5% $601	+0% $676	+5% $752	+10% $827
Rate	-1.0pp $737	-0.5pp $707	base $676	+0.5pp $645	+1.0pp $614

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
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11629 W Despain Dr Marana, AZ	3.0	2.0	1317	$1,850	$1.40	44d	1	0.73mi
12830 N Fox Hollow Dr Marana, AZ	3.0	2.0	1256	$1,745	$1.39	44d	1	0.85mi
11377 W Folsom Point Dr Marana, AZ	3.0	2.0	1389	$1,800	$1.30	2d	1	1.02mi
12946 N Ong Dr Marana, AZ	3.0	2.0	1527	$1,765	$1.16	2d	1	1.08mi
11655 W Stone Hearth St Marana, AZ	3.0	2.0	1601	$1,800	$1.12	2d	1	1.11mi
11379 W Burning Sage St Marana, AZ	3.0	2.0	1265	$1,795	$1.42	24d	1	1.11mi
14214 N Spear Point Way Marana, AZ	3.0	2.0	1389	$1,895	$1.36	2d	1	1.16mi
12500 N Cottonseed Ln Marana, AZ	3.0	2.0	1589	$1,750	$1.10	44d	1	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 92 DOM
2. 2026-06-17
   days on market $120,000 Active 91 DOM
3. 2026-06-16
   days on market $120,000 Active 90 DOM
4. 2026-06-15
   days on market $120,000 Active 89 DOM
5. 2026-06-13
   days on market $120,000 Active 87 DOM
6. 2026-06-13
   days on market $120,000 Active 86 DOM
7. 2026-06-10
   days on market $120,000 Active 84 DOM
8. 2026-06-09
   days on market $120,000 Active 83 DOM
9. 2026-06-08
   days on market $120,000 Active 82 DOM
10. 2026-06-07
    days on market $120,000 Active 81 DOM
11. 2026-06-05
    days on market $120,000 Active 78 DOM
12. 2026-06-03
    days on market $120,000 Active 77 DOM
13. 2026-06-02
    days on market $120,000 Active 76 DOM
14. 2026-06-01
    days on market $120,000 Active 75 DOM
15. 2026-05-31
    days on market $120,000 Active 74 DOM
16. 2026-03-18
    listed $120,000 Active 796-char remark

    Show marketing remark (796 chars)

    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. Fenced in Yard perfect for any pet. Location is close to Rec Room, Pool, Amenities and Mailboxes. Land lease is 634 amont

ⓘ 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

Taxation est. · year 1

• Rental income: $22,872
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$3,491
• Taxable income: $6,600
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $6,534/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

Average 55/100 Cosmetic rehab

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom sink · Need cleaning	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Flooring · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 1,012,107 people
• City population: 39,625
• Metro: Tucson, AZ
• Population (ZIP): 23,574
• Household income: $86,154
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 181.0

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 0.55)
• 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
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

1 event — show timeline

• 2026-03-18 Listed $120,000 MLSSAZ