1150 W Prince Rd #53 · Tucson, AZ 85705

$22,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 209 Days on market

Built 2025 Good condition $24/sqft · 41% below area Est $39k · 41% under ↓ 58% since listing

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * Crescent Manor is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Crescent Manor, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a swimming pool, community events, and a billiards room. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Swimming pool
• Billiards room
• Community events

Tags

• SWIMMING POOL
• COMMUNITY EVENTS
• BILLIARDS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $23k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.8% 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-, schools D+, crime 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.
• Market conditions: Rents flat; 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% 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 $158 of loan paydown is wiped out by about $687 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 + 0.3% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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: 4.94% ✓
• Cap rate: 44.79%
• Cash-on-cash: 137.48%
• DSCR: 7.12
• GRM: 1.7

CMA / ARV

• ARV (median comp): $38,575
• List price: $22,900
• Delta: -40.64%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1257 W Garnette St	0.62mi	3/2.5 (+1)	841 (-12%)	1mo	$140,000	$166	43
850 W Limberlost Dr	0.71mi	3/1.0 (+1)	911 (-5%)	14mo	$118,000	$130	38

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: —
• Equity multiple: 7.25×
• Total profit: $40,105
• Equity at exit: $3,414

10-year hold

• IRR: —
• Equity multiple: 14.04×
• Total profit: $83,617
• Equity at exit: $1,980

Cash invested: $6,412 (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 85705

• Rents YoY: 0.3%
• Active inventory: 177
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $735

Break-even live

Break-even rent $200

Max offer price $22,900

Occupancy floor 30%

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3802 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	555	$1,100	$1.98	43d	5	0.21mi
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$1,084	$1.73	43d	4	0.34mi
1215 W Roger Rd Unit 1201-13 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	3d	1	0.35mi
1215 W Roger Rd Unit 1241-04 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	16d	1	0.35mi
1215 W Roger Rd Unit 1241-14 Tucson, AZ	1.0	1.0	670	$895	$1.34	43d	1	0.35mi
1215 W Roger Rd Unit 1215-11 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	3d	1	0.35mi
1215 W Roger Rd Unit 1201-01 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	43d	1	0.35mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	43d	1	0.38mi
1448 W Kilburn St Tucson, AZ	2.0	1.0	910	$1,350	$1.48	43d	1	0.40mi
1501 W Roger Rd Tucson, AZ	2.0	1.0	850	$995	$1.17	43d	1	0.47mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$1,099	$1.78	1d	25	0.56mi
557 W Thurber Rd Tucson, AZ	2.0	1.0	800	$1,050	$1.31	43d	3	0.58mi
570 W Prince Rd Tucson, AZ	1.0–2.0	1.0	788	$975	$1.24	43d	13	0.58mi
4111 N Flowing Wells Rd Tucson, AZ	2.0	2.0–2.5	1131	$1,625	$1.44	23d	3	0.59mi
532 W Simmons Rd Tucson, AZ	1.0	1.0	566	$1,000	$1.77	17d	1	0.66mi
520 W Prince Rd Tucson, AZ	1.0–2.0	1.0	557	$1,076	$1.93	3d	16	0.68mi
1326 W Hadley St Tucson, AZ	1.0	1.0	900	$725	$0.81	3d	1	0.73mi
3055 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	652	$1,099	$1.68	3d	3	0.87mi
331 W Pastime Rd Tucson, AZ	2.0	2.0	850	$1,082	$1.27	11d	2	0.87mi
620 W Limberlost Dr Unit E24 Tucson, AZ	2.0	1.0	672	$1,200	$1.79	23d	1	0.88mi
311 W Pastime Rd Tucson, AZ	1.0	1.0	720	$995	$1.38	21d	1	0.92mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,045	$1.27	43d	5	0.95mi
324 W Navajo Rd Tucson, AZ	2.0	1.0	800	$875	$1.09	43d	1	1.01mi
50 W King Rd Unit 09 Tucson, AZ	1.0	1.0	600	$775	$1.29	3d	1	1.10mi
50 W King Rd Apt 11 Tucson, AZ	1.0	1.0	650	$795	$1.22	20d	1	1.10mi
124 W Pastime Rd Tucson, AZ	2.0	1.0	650	$1,075	$1.65	3d	1	1.12mi
239 W Limberlost Dr Tucson, AZ	1.0	1.0	680	$795	$1.17	43d	1	1.12mi
1865 W La Osa St Tucson, AZ	2.0	1.0	821	$1,450	$1.77	43d	1	1.12mi
95 W Windsor St Tucson, AZ	1.0	1.0	700	$965	$1.38	43d	1	1.13mi
3985 N Stone Ave Tucson, AZ	1.0–2.0	1.0–2.0	625	$1,075	$1.72	16d	21	1.15mi
3985 N Stone Ave Tucson, AZ	1.0–2.0	1.0–2.0	625	$1,280	$2.05	43d	1	1.15mi
352 W Delano St Unit 1 Tucson, AZ	3.0	2.0	939	$1,200	$1.28	3d	1	1.15mi
3985 N Stone Ave Unit 248 Tucson, AZ	2.0	1.0	700	$979	$1.40	11d	1	1.16mi
3525 N Stone Ave Unit 102 Tucson, AZ	2.0	1.0	763	$1,167	$1.53	43d	1	1.17mi
4190 N Western Winds Dr Tucson, AZ	2.0	1.0	918	$1,349	$1.47	43d	1	1.19mi
4190 N Western Winds Dr Tucson, AZ	2.0	1.0	918	$1,349	$1.47	23d	1	1.19mi
104 W Navajo Rd Tucson, AZ	3.0	2.0	1089	$1,375	$1.26	43d	1	1.20mi
115 W Limberlost Dr Tucson, AZ	1.0–2.0	1.0–2.0	806	$1,350	$1.67	23d	1	1.21mi
3066 N Balboa Ave Tucson, AZ	1.0	1.0	550	$844	$1.53	23d	2	1.24mi
3036 N Balboa Ave Unit 1 Tucson, AZ	2.0	1.0	975	$1,100	$1.13	3d	1	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $22,900 Active 209 DOM
2. 2026-06-17
   days on market $22,900 Active 208 DOM
3. 2026-06-16
   days on market $22,900 Active 207 DOM
4. 2026-06-15
   days on market $22,900 Active 206 DOM
5. 2026-06-13
   days on market $22,900 Active 204 DOM
6. 2026-06-10
   days on market $22,900 Active 201 DOM
7. 2026-06-09
   days on market $22,900 Active 200 DOM
8. 2026-06-08
   days on market $22,900 Active 199 DOM
9. 2026-06-07
   days on market $22,900 Active 198 DOM
10. 2026-06-05
    days on market $22,900 Active 195 DOM
11. 2026-06-03
    days on market $22,900 Active 194 DOM
12. 2026-06-02
    days on market $22,900 Active 193 DOM
13. 2026-06-01
    pricedays on market $22,900 Active 192 DOM
14. 2026-05-31
    days on market $22,400 Active 191 DOM
15. 2026-02-01
    price $22,400 488-char remark

    Show marketing remark (488 chars)

    * THIS IS A RESALE LISTING * Crescent Manor is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Crescent Manor, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a swimming pool, community events, and a billiards room. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2026-01-22
    price $22,900 488-char remark

    Show marketing remark (488 chars)

    * THIS IS A RESALE LISTING * Crescent Manor is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Crescent Manor, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a swimming pool, community events, and a billiards room. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2025-11-21
    listed $53,300 Active 488-char remark

    Show marketing remark (488 chars)

    * THIS IS A RESALE LISTING * Crescent Manor is an active and exciting 55+ Senior Community. Nestle into your 2 bedroom, 2 bathroom home located inside of Crescent Manor, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as a swimming pool, community events, and a billiards room. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 14 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: $13,563
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$114
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$666
• Taxable income: $8,986
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $6,659/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 · 8 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it a great investment opportunity. It's move-in ready with a good curb appeal and potential for further improvements to enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add a small front porch — Improves curb appeal and adds functionality.
• Both Install a security system — Enhances safety and adds value.
• Both Add a smart home hub — Enhances convenience and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add a small front porch — Improves curb appeal and adds functionality. ↑
• Both Install a security system — Enhances safety and adds value. ↑
• Both Add a smart home hub — Enhances convenience 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: 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

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): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 4240.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 18% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Portuguese 2% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 30% Chinese 1% Vietnamese 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: ▼ -163.31%
• Current HPI: 283.0647
• Rent YoY: ▲ 0.30%
• 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

-58.0% since first listed

3 events — show timeline

• 2026-02-01 Price Changed $22,400 Zillow
• 2026-01-22 Price Changed $22,900 Zillow
• 2025-11-21 Listed $53,300 Zillow