13377 N Sandario Rd #23 · Marana, AZ 85653

$67,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 78 Days on market

Built 1970 4,792 sqft lot $74/sqft · 10% below area Est $74k · 10% under

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Valley of the Sun MHP is calling out to you! This charming 1970s home features two bedrooms, two full bathrooms, a covered gated area, a covered carport, and an uncovered gravel parking space. The dishwasher, garbage disposal, backsplash, refrigerator, range, and range hood have been updated within the past seven years. The community has so much to offer, such as horseshoe courts, barbeque area and shuffleboard. Additionally, activities are scheduled and posted on the community center bulletin board. Conveniently located in Marana, this property is within proximity to local amenities and approximately one mile from the Interstate.

Key facts

• Updated dishwasher
• Covered carport
• Updated backsplash

Tags

• COVERED GATED AREA
• COVERED CARPORT
• UPDATED DISHWASHER
• UPDATED GARBAGE DISPOSAL
• UPDATED BACKSPLASH
• UPDATED REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 3.3% in Marana — 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 67/100 on livability (#67 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Marana Unified District (4404) (suburban): math 31% / reading 37% proficiency, ranked #83 of 249 in AZ (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 412 active listings in the ZIP; solid renter incomes; 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 $463 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 + 3.4% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $67k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.53% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.90%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $74,500
• List price: $67,000
• Delta: -10.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13377 N Sandario Rd #50	0.01mi	2/2.0	960 (+7%)	2mo	$70,000	$73	86
13377 N Sandario Rd #7	0.01mi	3/2.0 (+1)	950 (+6%)	1mo	$79,000	$83	85

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 54.7%
• Equity multiple: 3.43×
• Total profit: $45,563
• Equity at exit: $9,990

10-year hold

• IRR: 60.0%
• Equity multiple: 7.10×
• Total profit: $114,492
• Equity at exit: $5,793

Cash invested: $18,760 (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 85653

• Home prices YoY: -21.8%
• Rents YoY: 3.4%
• Active inventory: 412
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $874

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 43%

Sensitivity live

Price	-10% $920	-5% $897	+0% $874	+5% $851	+10% $828
Rent	-10% $740	-5% $807	+0% $874	+5% $941	+10% $1,008
Rate	-1.0pp $908	-0.5pp $891	base $874	+0.5pp $857	+1.0pp $839

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $67,000 Active 78 DOM
2. 2026-06-17
   days on market $67,000 Active 77 DOM
3. 2026-06-16
   days on market $67,000 Active 76 DOM
4. 2026-06-15
   days on market $67,000 Active 75 DOM
5. 2026-06-13
   days on market $67,000 Active 73 DOM
6. 2026-06-13
   days on market $67,000 Active 72 DOM
7. 2026-06-10
   days on market $67,000 Active 70 DOM
8. 2026-06-09
   days on market $67,000 Active 69 DOM
9. 2026-06-08
   days on market $67,000 Active 68 DOM
10. 2026-06-07
    remarks 689-char remark
11. 2026-06-07
    pricedays on market $67,000 Active 67 DOM
12. 2026-06-05
    days on market $69,000 Active 64 DOM
13. 2026-06-03
    days on market $69,000 Active 63 DOM
14. 2026-06-02
    days on market $69,000 Active 62 DOM
15. 2026-06-01
    days on market $69,000 Active 61 DOM
16. 2026-05-31
    days on market $69,000 Active 60 DOM
17. 2026-04-20
    price $69,000 644-char remark

    Show marketing remark (644 chars)

    Valley of the Sun MHP is calling out to you! This charming 1970s home features two bedrooms, two full bathrooms, a covered gated area, a covered carport, and an uncovered gravel parking space. The dishwasher, garbage disposal, backsplash, refrigerator, range, and range hood have been updated within the past seven years. The community has so much to offer, such as horseshoe courts, barbeque area and shuffleboard. Additionally, activities are scheduled and posted on the community center bulletin board. Conveniently located in Marana, this property is within proximity to local amenities and approximately one mile from the Interstate.

18. 2026-04-01
    listed $75,000 Active 644-char remark

    Show marketing remark (644 chars)

    Valley of the Sun MHP is calling out to you! This charming 1970s home features two bedrooms, two full bathrooms, a covered gated area, a covered carport, and an uncovered gravel parking space. The dishwasher, garbage disposal, backsplash, refrigerator, range, and range hood have been updated within the past seven years. The community has so much to offer, such as horseshoe courts, barbeque area and shuffleboard. Additionally, activities are scheduled and posted on the community center bulletin board. Conveniently located in Marana, this property is within proximity to local amenities and approximately one mile from the Interstate.

19. 2020-01-17
    soldstatus $37,000 Closed 690-char remark

    Show marketing remark (690 chars)

    This move in ready home includes a newly painted interior, modern upgrades and a new HVAC. The listing will be available by appoint only with the listing agent soon so come see the RV park and meet the neighbors. It won't last long at this price in this Valley of the Sun Mobile home park where you can enjoy the benefits of living in a 55+ community and participate in the clubhouse activities and events, swim or soak in the pool & spa, try your luck playing billiards, cards, bocce ball or shuffleboard. Features a BBQ grill area and laundromat for your convenience. Nearby shopping, restaurants and the Marana Health center add to the benefits of living in this resort style park.

20. 2020-01-09
    historical Active Contingent 690-char remark

    Show marketing remark (690 chars)

    This move in ready home includes a newly painted interior, modern upgrades and a new HVAC. The listing will be available by appoint only with the listing agent soon so come see the RV park and meet the neighbors. It won't last long at this price in this Valley of the Sun Mobile home park where you can enjoy the benefits of living in a 55+ community and participate in the clubhouse activities and events, swim or soak in the pool & spa, try your luck playing billiards, cards, bocce ball or shuffleboard. Features a BBQ grill area and laundromat for your convenience. Nearby shopping, restaurants and the Marana Health center add to the benefits of living in this resort style park.

21. 2019-11-13
    listed $38,700 Active 690-char remark

    Show marketing remark (690 chars)

    This move in ready home includes a newly painted interior, modern upgrades and a new HVAC. The listing will be available by appoint only with the listing agent soon so come see the RV park and meet the neighbors. It won't last long at this price in this Valley of the Sun Mobile home park where you can enjoy the benefits of living in a 55+ community and participate in the clubhouse activities and events, swim or soak in the pool & spa, try your luck playing billiards, cards, bocce ball or shuffleboard. Features a BBQ grill area and laundromat for your convenience. Nearby shopping, restaurants and the Marana Health center add to the benefits of living in this resort style park.

22. 2019-06-26
    historical
23. 2019-06-17
    listed $39,000 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 (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 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: $20,308
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$1,949
• Taxable income: $10,016
• Est. tax owed @ 24.0%: −$2,404
• After-tax cash flow: $8,083/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.

Schools (NCES district)

• District: Marana Unified District (4404)
• NCES district ID: 0404630
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $65,282
• Composite: 30.96/100
• National rank: #6103
• State rank: #83 of 249 in AZ

Livability — Marana

• Score: 67/100
• State rank: #67
• US rank: #11113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marana, AZ
• County: Pima County · 1,012,107 people
• City population: 39,625
• Metro: Tucson, AZ
• Population (ZIP): 23,574
• Household income: $86,154
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 181.0

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 0.55)
• Race & ethnicity: White 61% Hispanic / Latino 27% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -69.29%
• Current HPI: 249.3403
• Rent YoY: ▲ 3.43%
• 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

+76.9% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $69,000 MLSSAZ
• 2026-04-01 Listed $75,000 MLSSAZ
• 2020-01-17 Sold (MLS) $37,000 MLSSAZ
• 2020-01-09 Contingent — MLSSAZ
• 2019-11-13 Listed $38,700 MLSSAZ
• 2019-06-26 Listing Removed — MLSSAZ
• 2019-06-17 Listed $39,000 MLSSAZ