7570 E Speedway Blvd #156 · Tucson, AZ 85710

$128,000

3 bd · 2.0 ba · 7,378 sqft · Manufactured · 27 Days on market

Built 1994 Good condition 55 ac lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath manufactured home located in the desirable Far Horizons 55+ community! This well-maintained home offers comfortable living with a spacious layout and welcoming atmosphere. Enjoy being part of a friendly, amenity-rich community featuring a sparkling pool, relaxing spa, beautifully maintained gardens, car washing station, billiards room, fitness center, sauna, recreation room, and so much more. Conveniently located near shopping, dining, and everyday essentials. Monthly lot rent is $869 and includes water and trash services. A wonderful opportunity to enjoy active adult living in one of the area's most welcoming communities!

Key facts

• Relaxing spa
• Fitness center
• Sauna

Tags

• RELAXING SPA
• BEAUTIFULLY MAINTAINED GARDENS
• CAR WASHING STATION
• BILLIARDS ROOM
• FITNESS CENTER
• SAUNA

Property features AI

Finance

• HOA & community: Community amenities include pool, spa, fitness center, and recreation center

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces
• Security: Gated community
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Siding exterior; Shingle roof; Building area approximately 7,378
• Exterior features: North/South exposure; Paved road access; Road maintenance agreement

Interior

• Kitchen: Dishwasher; Refrigerator; Gas cooktop; Gas oven
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Deck; Pool and spa on site; Fitness center, recreation center, gated community with sidewalks
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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-, schools D+, crime F.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 210 active listings in the ZIP; 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 $885 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,080 (1.5% below list)

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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,353
• Equity at exit: $19,085

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $5,586
• Equity at exit: $11,067

Cash invested: $35,840 (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 85710

• Rents YoY: 1.6%
• Active inventory: 210
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $241

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 78%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $128,000 Active 27 DOM
2. 2026-06-17
   days on market $128,000 Active 26 DOM
3. 2026-06-16
   days on market $128,000 Active 25 DOM
4. 2026-06-15
   days on market $128,000 Active 24 DOM
5. 2026-06-13
   days on market $128,000 Active 22 DOM
6. 2026-06-10
   days on market $128,000 Active 19 DOM
7. 2026-06-09
   days on market $128,000 Active 18 DOM
8. 2026-06-08
   days on market $128,000 Active 17 DOM
9. 2026-06-07
   days on market $128,000 Active 16 DOM
10. 2026-06-05
    days on market $128,000 Active 13 DOM
11. 2026-06-03
    days on market $128,000 Active 12 DOM
12. 2026-06-02
    days on market $128,000 Active 11 DOM
13. 2026-06-01
    days on market $128,000 Active 10 DOM
14. 2026-05-31
    days on market $128,000 Active 9 DOM
15. 2026-05-22
    listed $128,000 Active

ⓘ 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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 17 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: $17,093
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,724
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,672/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 · 20 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in Far Horizons 55+ community offers a good condition with minor repairs needed. Updates to the exterior and interior can significantly increase its value.

Repairs flagged

• Minor kitchen backsplash — tile appears worn
• Minor bathroom backsplash — tile appears worn

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet — improves comfort and value
• Resale update kitchen backsplash — modernizes kitchen and adds value
• Resale update bathroom backsplash — modernizes bathroom and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · tile appears worn	Minor	$500–3,000
bathroom backsplash · tile appears worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and value ↑
• Resale update kitchen backsplash — modernizes kitchen and adds value ↑
• Resale update bathroom backsplash — modernizes bathroom 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: 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

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 · 1,012,107 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 56,125
• Household income: $57,175
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3888.0

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: White 62% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 11% Arabic 1% Other Indo-European 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: ▼ -287.68%
• Current HPI: 291.8039
• Rent YoY: ▲ 1.61%
• 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

• 2026-05-22 Listed $128,000 MLSSAZ