8401 S Kolb Rd #336 · Tucson, AZ 85756

$80,000

2 bd · 2.0 ba · 1,334 sqft · Manufactured · 1 Days on market

Built 1993 Good condition 1,742 sqft lot Est $128k · 38% under

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Why this score? — see what drove the A- 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
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Great home on a corner lot in the 55+ Trails West community that offers 2 pools/spa and a great Rec Center. See docs tab for more info! This manufactured home has some important unique and desired properties: 2 car carport where most have only 1 extended; New roof as of 2025!; New screens on AZ room; New front porch as of 2025; Both bathrooms have been updated over the last two years; New Washer and Dryer; New Fridge; and 2 sheds on each side of the home! Butcher block island in kitchen with Corian counters and attractive backsplash. Windows were updated over the last couple of years as well.

Key facts

• 2 car carport
• 2 pools spa
• New front porch

Tags

• CORNER LOT
• 2 POOLS SPA
• 2 CAR CARPORT
• NEW ROOF
• NEW SCREENS
• NEW FRONT PORCH

Property features AI

Finance

• Other: Zoned Corona De Tuc - CMH2
• HOA & community: Road maintenance by HOA; Community amenities: pool, spa, shuffleboard, fitness center, recreation center

Exterior

• Parking: Attached garage; 2 covered/carport spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; One story; Property faces south
• Construction: Wood frame construction; Shingle roof
• Exterior features: Corner lot; Paved road access; Covered, screened patio and deck; Shed(s); Has spa; Community pool and spa; Community shuffleboard, fitness center and recreation center

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range; Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Kitchen island; Vaulted ceilings; Double pane windows; Smoke and carbon monoxide detectors
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 21.8% 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-, crime F, employment D-.
• 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.
• Zoned schools: Desert Willow Elementary School (math 50% / reading 55%, grade C-, #233 of 1,109 statewide, top 22%, 712 students, 34% FRL); Rincon Vista Middle School (math 41% / reading 48%, grade D, #47 of 218 statewide, top 21%, 699 students, 23% FRL).
• Market conditions: Rents rising (+1.5%/yr); 158 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 33% 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 $553 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.51% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.35%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $128,064
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8401 S Kolb Rd Rd #415	0.24mi	3/2.0 (+1)	1,456 (+9%)	10mo	$140,000	$96	60

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.23×
• Total profit: $49,925
• Equity at exit: $11,928

10-year hold

• IRR: 56.7%
• Equity multiple: 6.21×
• Total profit: $116,596
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,033

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,088	-5% $1,061	+0% $1,033	+5% $1,006	+10% $978
Rent	-10% $875	-5% $954	+0% $1,033	+5% $1,113	+10% $1,192
Rate	-1.0pp $1,073	-0.5pp $1,054	base $1,033	+0.5pp $1,012	+1.0pp $991

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	19d	1	0.26mi
7380 E Maritime Dr Tucson, AZ	2.0	2.5	1800	$3,000	$1.67	2d	1	0.33mi
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
8011 S Dolphin Way Tucson, AZ	3.0	2.5	1800	$1,900	$1.06	2d	1	1.39mi
6642 E Bambino Rd Tucson, AZ	3.0	2.0	1601	$1,895	$1.18	2d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 599-char remark
2. 2026-06-17
   listed $80,000 Active 1 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 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: $24,092
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$2,327
• Taxable income: $11,829
• Est. tax owed @ 24.0%: −$2,839
• After-tax cash flow: $9,559/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 80/100 Cosmetic rehab

This manufactured home in the 55+ Trails West community is in good condition with recent updates and improvements, making it a great investment for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans save on energy costs and improve comfort
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans save on energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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

1 event — show timeline

• 2026-06-17 Listed $80,000 MLSSAZ