2305 W Ruthrauff Rd Unit A26 · Flowing Wells, AZ 85705

$107,900

3 bd · 2.0 ba · 960 sqft · Manufactured · 514 Days on market

Manufactured home Built 2025 Excellent condition $112/sqft · 28% below area Est $150k · 28% under ↓ 8% since listing

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.2

Listing remarks MLS

This beautiful 960 square foot manufactured home at Bella Capri in Tucson, AZ boasts 3 bedrooms and 2 bathrooms, making it the perfect space for those looking for extra room to spread out. Built in 2025 by Cavco, this home features a spacious foyer that leads into a cozy living room, a separate dining area for family meals, a family room for relaxation, a master bedroom with a walk-in closet. The kitchen is equipped with modern appliances including an oven, fridge, dishwasher, and microwave, while the laundry room comes complete with a washer and dryer included. Exterior features of this home include a carport for parking, a shed for extra storage, a covered porch for outdoor lounging, and durable Cemplank \ Smart Panel siding. Bella Capri in Tucson, AZ is a charming community with a central location that offers residents a variety of amenities and activities. From community events and social gatherings in the clubhouse to relaxing days by the pool, this community has something for everyone. Residents can enjoy the beautiful Arizona weather on walking trails, at the outdoor BBQ area, or in the community garden. Bella Capri is also conveniently located near shopping, dining, and entertainment options, making it easy for homeowners to explore all that Tucson has to offer. With well-maintained grounds and friendly neighbors, Bella Capri is the perfect place to call home.

Key facts

• Separate dining room
• Walk-in closet
• Modern appliances

Tags

• SPACIOUS FOYER
• SEPARATE DINING ROOM
• FAMILY ROOM
• WALK-IN CLOSET
• BONUS ROOM
• MODERN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.8% in Flowing Wells — 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 73/100 on livability (#21 in AZ) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, amenities F, employment F.
• Flowing Wells Unified District (4405) (suburban): math 23% / reading 30% proficiency, ranked #143 of 249 in AZ (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Centennial Elementary School (math 25% / reading 32%, grade F, #580 of 1,109 statewide, top 53%, 448 students, 81% FRL); Flowing Wells Junior High School (math 24% / reading 28%, grade F, #100 of 218 statewide, top 47%, 818 students, 74% FRL); Flowing Wells High School (math 22% / reading 24%, grade F, #208 of 381 statewide, top 55%, 1,694 students, 65% FRL).
• Market conditions: Rents flat; 315 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 103d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 37% of the median local income ($37k/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 $746 of loan paydown is wiped out by about $3k 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 514 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 514 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $150,000
• List price: $107,900
• Delta: -28.07%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4935 N Jay Ave	0.31mi	2/2.0 (-1)	980 (+2%)	0mo	$177,250	$181	77
4832 N Casas Serenas Dr	0.18mi	2/2.0 (-1)	980 (+2%)	13mo	$181,000	$185	73
5000 N La Cholla Blvd #86	0.34mi	3/2.0	900 (-6%)	10mo	$42,000	$47	65
2211 W Wetmore Rd	0.51mi	3/2.0	924 (-4%)	9mo	$150,000	$162	63
2420 W Calle Comodo	0.33mi	2/2.0 (-1)	896 (-7%)	9mo	$103,500	$116	61
4840 N Fellows Ave	0.22mi	4/1.0 (+1)	881 (-8%)	15mo	$100,000	$114	54
5000 N La Cholla Blvd #31	0.34mi	3/2.0	1,050 (+9%)	17mo	$65,000	$62	54
4831 N River Valley Loop	0.34mi	3/2.0	1,056 (+10%)	21mo	$239,000	$226	50
2475 W Kessler Pl	0.39mi	2/1.0 (-1)	840 (-12%)	11mo	$85,000	$101	43
1954 W Narciso Pl	0.33mi	2/1.0 (-1)	840 (-12%)	18mo	$180,000	$214	40
1735 W Seabrooke Dr	0.70mi	2/2.0 (-1)	1,056 (+10%)	13mo	$215,000	$204	35

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-10,616
• Equity at exit: $16,088

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-8,194
• Equity at exit: $9,329

Cash invested: $30,212 (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: 16 active · 9 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $49,900 ($47/sqft)
• Median days on market: 118 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +230.7% above current asking $/sqft

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

ZIP-level market 85705

• Rents YoY: 0.3%
• Active inventory: 315
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,618/yr
• Insurance: −$45
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $155

Break-even live

Break-even rent $944

Max offer price $107,900

Occupancy floor 81%

Sensitivity live

Price	-10% $229	-5% $192	+0% $155	+5% $118	+10% $80
Rent	-10% $65	-5% $110	+0% $155	+5% $200	+10% $245
Rate	-1.0pp $209	-0.5pp $182	base $155	+0.5pp $127	+1.0pp $99

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: $26,975
• Closing costs: $3,237
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4618 N Courtney Dr Tucson, AZ	2.0	1.0	915	$1,545	$1.69	29d	1	0.49mi
4957 N Sunrise Ave Unit 2 Tucson, AZ	2.0	1.0	803	$1,075	$1.34	155d	1	0.66mi
4957 N Sunrise Ave Unit 1 Tucson, AZ	3.0	2.0	1079	$1,400	$1.30	126d	1	0.66mi
1925 W River Rd Tucson, AZ	2.0	2.0	1110	$1,841	$1.66	29d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$2,056	$1.96	103d	11	0.73mi
1865 W La Osa St Tucson, AZ	2.0	1.0	821	$1,450	$1.77	184d	1	0.76mi
1841 W La Osa St Tucson, AZ	2.0	1.0	821	$1,325	$1.61	126d	1	0.80mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,012	$1.23	10d	4	0.93mi
5422 N Royal Palm Dr Unit 1 Tucson, AZ	4.0	3.0	1000	$900	$0.90	116d	1	1.04mi
5422 N Royal Palm Dr Unit 2- 3 bd -2 bth Tucson, AZ	3.0	2.0	1000	$2,000	$2.00	120d	1	1.04mi
3023 W Emerald Cir Tucson, AZ	2.0	1.0	700	$800	$1.14	116d	1	1.13mi
5100 N La Canada Dr Tucson, AZ	2.0	2.0	938	$1,408	$1.50	184d	1	1.21mi
5100 N La Canada Dr Tucson, AZ	1.0–2.0	1.0–2.0	812	$1,663	$2.05	1d	26	1.21mi
5750 N La Cholla Blvd Tucson, AZ	1.0–3.0	1.0–2.0	1257	$2,358	$1.88	0d	12	1.22mi
2531 W Glenbrook Way Tucson, AZ	2.0	2.0	1066	$1,795	$1.68	184d	1	1.31mi
4111 N Flowing Wells Rd Tucson, AZ	2.0	2.0	1096	$1,570	$1.43	10d	2	1.37mi
1543 W Roger Rd Tucson, AZ	2.0	2.0	925	$975	$1.05	29d	1	1.37mi
1100 W River Rd Unit 11 Tucson, AZ	2.0	2.5	1026	$2,300	$2.24	0d	1	1.41mi
1100 W River Rd Unit 7 Tucson, AZ	2.0	2.5	1026	$2,200	$2.14	161d	1	1.41mi
1501 W Roger Rd Tucson, AZ	2.0	1.0	850	$995	$1.17	184d	1	1.41mi
1248 W Limberlost Dr Unit 1 Tucson, AZ	2.0	1.0	720	$1,075	$1.49	2d	1	1.49mi
1248 W Limberlost Dr Tucson, AZ	2.0	1.0	720	$1,175	$1.63	11d	1	1.49mi
1248 W Limberlost Dr Tucson, AZ	2.0	1.0	720	$1,125	$1.56	2d	1	1.49mi
1000 W River Rd Tucson, AZ	2.0–3.0	2.0	1104	$2,059	$1.86	2d	3	1.50mi

Listing history 50 events

1. 2026-11-08
   days on market $107,900 Active 514 DOM
2. 2026-11-07
   days on market $107,900 Active 513 DOM
3. 2026-11-06
   days on market $107,900 Active 512 DOM
4. 2026-11-05
   days on market $107,900 Active 511 DOM
5. 2026-11-04
   days on market $107,900 Active 510 DOM
6. 2026-11-02
   days on market $107,900 Active 508 DOM
7. 2026-11-01
   days on market $107,900 Active 507 DOM
8. 2026-10-31
   days on market $107,900 Active 506 DOM
9. 2026-10-30
   days on market $107,900 Active 505 DOM
10. 2026-10-29
    days on market $107,900 Active 504 DOM
11. 2026-10-28
    days on market $107,900 Active 503 DOM
12. 2026-10-27
    days on market $107,900 Active 502 DOM
13. 2026-10-26
    days on market $107,900 Active 501 DOM
14. 2026-10-26
    days on market $107,900 Active 500 DOM
15. 2026-10-24
    days on market $107,900 Active 499 DOM
16. 2026-10-23
    days on market $107,900 Active 498 DOM
17. 2026-10-22
    days on market $107,900 Active 497 DOM
18. 2026-10-21
    days on market $107,900 Active 496 DOM
19. 2026-10-20
    days on market $107,900 Active 495 DOM
20. 2026-10-19
    days on market $107,900 Active 494 DOM
21. 2026-10-18
    days on market $107,900 Active 493 DOM
22. 2026-10-17
    days on market $107,900 Active 492 DOM
23. 2026-10-16
    days on market $107,900 Active 491 DOM
24. 2026-10-15
    days on market $107,900 Active 490 DOM
25. 2026-10-14
    days on market $107,900 Active 489 DOM
26. 2026-10-13
    days on market $107,900 Active 488 DOM
27. 2026-10-12
    days on market $107,900 Active 487 DOM
28. 2026-10-11
    days on market $107,900 Active 486 DOM
29. 2026-10-10
    days on market $107,900 Active 485 DOM
30. 2026-10-09
    days on market $107,900 Active 484 DOM
31. 2026-10-08
    days on market $107,900 Active 483 DOM
32. 2026-10-07
    days on market $107,900 Active 482 DOM
33. 2026-10-06
    days on market $107,900 Active 481 DOM
34. 2026-10-05
    days on market $107,900 Active 480 DOM
35. 2026-10-04
    days on market $107,900 Active 479 DOM
36. 2026-10-04
    days on market $107,900 Active 478 DOM
37. 2026-09-04
    days on market $107,900 Active 477 DOM
38. 2026-09-03
    days on market $107,900 Active 476 DOM
39. 2026-08-31
    days on market $107,900 Active 473 DOM
40. 2026-08-29
    days on market $107,900 Active 471 DOM
41. 2026-08-28
    days on market $107,900 Active 470 DOM
42. 2026-08-27
    days on market $107,900 Active 469 DOM
43. 2026-08-26
    days on market $107,900 Active 468 DOM
44. 2026-08-25
    days on market $107,900 Active 467 DOM
45. 2026-08-23
    days on market $107,900 Active 465 DOM
46. 2026-08-22
    days on market $107,900 Active 464 DOM
47. 2026-08-21
    days on market $107,900 Active 463 DOM
48. 2026-08-20
    days on market $107,900 Active 462 DOM
49. 2026-08-19
    days on market $107,900 Active 461 DOM
50. 2026-08-18
    days on market $107,900 Active 460 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 12 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: $13,680
• − Mortgage interest: −$6,044
• − Property taxes: −$1,618
• − Insurance: −$540
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,139
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,823/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 · 13 photos

Excellent 95/100 None rehab

This beautiful 960 square foot manufactured home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would be a great investment for both resale and rental.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's resale value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase both the resale and rental value. ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Centennial Elementary School F AZ #580/1,109 Nat'l #28,012/41,679 Middle Flowing Wells Junior High School F AZ #100/218 Nat'l #10,089/14,009 High Sentinel Peak High School

Schools (NCES district)

• District: Flowing Wells Unified District (4405)
• NCES district ID: 0403010
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $33,361
• Composite: 21.69/100
• National rank: #8271
• State rank: #143 of 249 in AZ

B Composite livability gradescore 73/100

Livability — Flowing Wells

• Score: 73/100
• State rank: #21
• US rank: #5288

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing C Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flowing Wells, AZ
• County: Pima County · 1,066,056 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 13% 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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 18% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 41%
• Languages at home: 65% English-only · Spanish 30% Chinese 1% Vietnamese 1%

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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: ▼ -163.31%
• Current HPI: 283.0647
• Rent YoY: ▲ 0.30%
• 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

-7.7% since first listed

7 events — show timeline

• 2026-02-06 Price Changed $119,900 Zillow
• 2025-10-18 Price Changed $127,400 Zillow
• 2025-10-17 Price Changed $129,900 Zillow
• 2025-10-17 Price Changed $127,400 Zillow
• 2025-10-17 Price Changed $129,900 Zillow
• 2025-10-17 Price Changed $127,400 Zillow
• 2025-05-15 Listed $129,900 Zillow