4444 E Benson Hwy #43 · Tucson, AZ 85706

$49,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 31 Days on market

Built 2026 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a clubhouse, a basketball court, and a picnic area / pavilion / grill. 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

• Picnic area
• Clubhouse
• Basketball court

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• CLUBHOUSE
• BASKETBALL COURT
• PICNIC AREA

Property features AI

Finance

• Financial info: List price $49,400

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec plan (Plan 91363)
• Exterior features: Located at 4444 E Benson Hwy #43, Tucson, AZ 85706

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 1056

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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.
• Sunnyside Unified District (4407) (urban): math 9% / reading 15% proficiency, ranked #233 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 113 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($48k) 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.30% ✓
• Cap rate: 29.24%
• Cash-on-cash: 81.95%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $198,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6279 S Flowing Water Pl	0.45mi	3/2.0	1,120 (+6%)	22mo	$210,000	$188	50

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 · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 79.1%
• Equity multiple: 4.46×
• Total profit: $48,298
• Equity at exit: $7,440

10-year hold

• IRR: 81.9%
• Equity multiple: 8.39×
• Total profit: $103,271
• Equity at exit: $4,314

Cash invested: $13,972 (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 85706

• Home prices YoY: -14.2%
• Rents YoY: 0.3%
• Active inventory: 113
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $954

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 37%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4580 E Rex St Unit 4 Tucson, AZ	2.0	2.0	1000	$1,175	$1.18	44d	1	0.29mi
6288 S Flowing Water Pl Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	17d	1	0.46mi
4184 E Market St Tucson, AZ	3.0	2.0	1008	$1,605	$1.59	23d	1	0.55mi
4167 E Market St Tucson, AZ	3.0	2.0	1114	$2,100	$1.89	43d	1	0.58mi
6330 S Crescent Peak Dr Tucson, AZ	3.0	2.0	1391	$1,795	$1.29	3d	1	0.68mi
6838 S Creek Run Ave Tucson, AZ	3.0	2.0	1094	$2,000	$1.83	43d	1	0.71mi
4069 E Market St Tucson, AZ	3.0	2.0	1331	$1,875	$1.41	23d	1	0.72mi
4087 E Lushfield Dr Tucson, AZ	3.0	2.0	1385	$1,695	$1.22	23d	1	0.99mi
5625 S Irving Dr Tucson, AZ	4.0	2.0	1322	$1,900	$1.44	43d	1	1.01mi
6385 S Ambarella Dr Tucson, AZ	3.0	2.0	1465	$1,799	$1.23	3d	1	1.09mi
5095 E Fishhook Ct Tucson, AZ	3.0	2.0	1287	$1,695	$1.32	23d	1	1.13mi
6965 S Ladys Thumb Ln Tucson, AZ	3.0	2.5	1340	$1,750	$1.31	14d	1	1.27mi
6974 S Ladys Thumb Ln Tucson, AZ	3.0	3.0	1298	$2,000	$1.54	43d	1	1.29mi
7060 S Red Maids Dr Tucson, AZ	4.0	2.0	1417	$1,795	$1.27	43d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $49,900 Active 31 DOM
2. 2026-06-17
   days on market $49,900 Active 30 DOM
3. 2026-06-16
   days on market $49,900 Active 29 DOM
4. 2026-06-15
   days on market $49,900 Active 28 DOM
5. 2026-06-13
   days on market $49,900 Active 26 DOM
6. 2026-06-13
   days on market $49,900 Active 25 DOM
7. 2026-06-10
   days on market $49,900 Active 23 DOM
8. 2026-06-09
   days on market $49,900 Active 22 DOM
9. 2026-06-08
   days on market $49,900 Active 21 DOM
10. 2026-06-07
    days on market $49,900 Active 20 DOM
11. 2026-06-05
    days on market $49,900 Active 17 DOM
12. 2026-06-03
    days on market $49,900 Active 16 DOM
13. 2026-06-02
    days on market $49,900 Active 15 DOM
14. 2026-06-01
    pricedays on market $49,900 Active 14 DOM
15. 2026-05-31
    days on market $49,400 Active 13 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 ≥105°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: $19,732
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$1,452
• Taxable income: $11,330
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $8,731/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 · 4 photos

Good 80/100 Cosmetic rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with modern appliances and flooring. A fresh coat of paint on the exterior and a roof inspection are recommended to maximize its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Inspect and repair roof — Ensures structural integrity and prevents leaks

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Inspect and repair roof — Ensures structural integrity and prevents leaks ↑

ⓘ 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: Sunnyside Unified District (4407)
• NCES district ID: 0408170
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $34,365
• Composite: 9.76/100
• National rank: #9827
• State rank: #233 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): 54,236
• Household income: $50,248
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1926.0

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 10% Native American 6% Black 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 25% · Canada
• Languages at home: 37% English-only · Spanish 62%

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: ▼ -62.59%
• Current HPI: 376.8462
• Rent YoY: ▲ 0.26%
• 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