2305 W Ruthrauff Rd Unit E9 · Flowing Wells, AZ 85705

$137,400

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 541 Days on market

Manufactured home Built 2025 Good condition $132/sqft · 15% below area Est $162k · 15% under ↓ 5% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +14.2/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.0

Listing remarks MLS

This beautiful 1040 square feet manufactured home, built by Cavco in 2025, offers 2 bedrooms and 2 bathrooms in the Bella Capri community in Tucson, AZ. The open concept living room and kitchen provide a spacious and inviting feel, perfect for entertaining guests or simply relaxing at home. The master bedroom boasts a large closet and en-suite bathroom, providing a private retreat for the homeowners. Exterior features include a carport, shed, and covered porch, while the interior is equipped with stainless steel appliances, washer/dryer hookups, central A/C, and gas heating. Bella Capri is a well-maintained manufactured home community in Tucson, AZ, offering residents a peaceful and close-knit neighborhood atmosphere. The community features amenities such as a clubhouse, swimming pool, and fitness center, providing opportunities for recreation and socializing with neighbors. Residents of Bella Capri enjoy landscaped grounds and a convenient location near shopping, dining, and entertainment options in Tucson. With easy access to major highways, residents can explore all that the city has to offer while still enjoying the tranquility of suburban living in this welcoming community.

Key facts

• Shed
• Walk-in closet
• Bonus room

Tags

• BELLA CAPRI COMMUNITY
• WALK-IN CLOSET
• BONUS ROOM
• FULLY EQUIPPED KITCHEN
• CARPORT
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $137k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($6/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (12.5% below list).
• Recommended offer: $120k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 39% 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 $950 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 541 days — a 12% lower offer ($121k) 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 $120,255 (12.5% below list)

Questions for the listing agent

1. It's been on market 541 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,500
• List price: $137,400
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4935 N Jay Ave	0.31mi	2/2.0	980 (-6%)	0mo	$177,250	$181	76
4832 N Casas Serenas Dr	0.18mi	2/2.0	980 (-6%)	13mo	$181,000	$185	72
4981 N Sullinger Ave	0.28mi	2/2.0	1,120 (+8%)	12mo	$215,000	$192	64
5000 N La Cholla Blvd #31	0.34mi	3/2.0 (+1)	1,050 (+1%)	17mo	$65,000	$62	63
4897 N River Vista Dr	0.40mi	3/2.0 (+1)	1,144 (+10%)	1mo	$179,500	$157	59
4909 N River Vista Dr	0.41mi	3/2.0 (+1)	1,144 (+10%)	4mo	$209,900	$183	56
1735 W Seabrooke Dr	0.70mi	2/2.0	1,056 (+2%)	13mo	$215,000	$204	54
2420 W Calle Comodo	0.33mi	2/2.0	896 (-14%)	9mo	$103,500	$116	54
4849 N River Vista Dr	0.38mi	3/2.0 (+1)	1,115 (+7%)	18mo	$180,000	$161	50
5000 N La Cholla Blvd #86	0.34mi	3/2.0 (+1)	900 (-14%)	10mo	$42,000	$47	48
2211 W Wetmore Rd	0.51mi	3/2.0 (+1)	924 (-11%)	9mo	$150,000	$162	46
4439 N Old Romero Rd #49	0.63mi	3/2.0 (+1)	1,150 (+11%)	15mo	$45,000	$39	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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-25,398
• Equity at exit: $20,487

10-year hold

• IRR: -19.0%
• Equity multiple: 0.11×
• Total profit: $-34,370
• Equity at exit: $11,880

Cash invested: $38,472 (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: 15 active · 9 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $49,900 ($47/sqft)
• Median days on market: 105 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +228.6% 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: 9.5×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$721
• Tax est. 1.5%: −$172 /mo · $2,061/yr
• Insurance: −$57
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $0

Break-even live

Break-even rent $1,202

Max offer price $137,400

Occupancy floor 95%

Sensitivity live

Price	-10% $95	-5% $48	+0% $0	+5% $-47	+10% $-94
Rent	-10% $-95	-5% $-47	+0% $0	+5% $48	+10% $95
Rate	-1.0pp $70	-0.5pp $35	base $0	+0.5pp $-35	+1.0pp $-71

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: $34,350
• Closing costs: $4,122
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 W Calle Fortunado Tucson, AZ	3.0	2.0	1300	$1,500	$1.15	120d	1	0.26mi
4861 N River Vista Dr Tucson, AZ	3.0	2.0	1144	$1,500	$1.31	131d	1	0.36mi
2310 W Diamond St Tucson, AZ	3.0	2.0	1350	$1,800	$1.33	2d	2	0.40mi
4618 N Courtney Dr Tucson, AZ	2.0	1.0	915	$1,545	$1.69	29d	1	0.49mi
4734 N Laird Way Tucson, AZ	2.0	2.0	1205	$1,700	$1.41	55d	1	0.51mi
2416 W Chris Oliver Way Tucson, AZ	3.0	2.5	1441	$1,895	$1.32	133d	1	0.63mi
4957 N Sunrise Ave Unit 1 Tucson, AZ	3.0	2.0	1079	$1,400	$1.30	126d	1	0.66mi
4957 N Sunrise Ave Unit 2 Tucson, AZ	2.0	1.0	803	$1,075	$1.34	155d	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	3.0	2.0	1313	$1,924	$1.47	19d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,805	$2.30	11d	1	0.73mi
1925 W River Rd Tucson, AZ	2.0	2.0	1150	$2,128	$1.85	5d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,660	$2.11	21d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,762	$2.24	13d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$2,045	$1.56	34d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$2,002	$1.52	2d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,574	$2.00	0d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$1,834	$1.75	103d	11	0.73mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.5	1604	$2,101	$1.31	0d	5	0.75mi
1865 W La Osa St Tucson, AZ	2.0	1.0	821	$1,450	$1.77	184d	1	0.76mi
1696 W Blue Horizon St Tucson, AZ	3.0	2.5	1295	$1,750	$1.35	108d	1	0.76mi
1841 W La Osa St Tucson, AZ	2.0	1.0	821	$1,325	$1.61	126d	1	0.80mi
1622 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,700	$1.26	1d	1	0.81mi
1619 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,700	$1.26	55d	1	0.82mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	158d	1	0.86mi
1599 W Homecoming Way Tucson, AZ	3.0	2.5	1370	$1,950	$1.42	10d	1	0.86mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	144d	1	0.87mi
2277 W Floral Cliff Way Tucson, AZ	3.0	2.0	1450	$1,700	$1.17	112d	1	0.89mi
4117 N Gregorio Cir Tucson, AZ	2.0	2.0	1344	$1,800	$1.34	10d	1	0.89mi
5362 N Mesquite Bosque Way Tucson, AZ	3.0	2.0	1174	$1,695	$1.44	10d	1	0.90mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,012	$1.23	10d	4	0.93mi
5021 N Kevy Pl Tucson, AZ	3.0	2.0	1350	$1,650	$1.22	10d	1	0.95mi
5501 N Lazybrook Pl Tucson, AZ	3.0	2.0	1303	$2,100	$1.61	130d	1	1.01mi
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
2617 W Lazybrook Dr Tucson, AZ	3.0	2.0	1303	$1,595	$1.22	37d	1	1.08mi
4751 N Flowing Wells Rd Tucson, AZ	3.0	3.0	1500	$1,500	$1.00	184d	1	1.08mi
2351 W Placita Algodon Tucson, AZ	3.0	2.0	1473	$1,800	$1.22	131d	1	1.11mi
3023 W Emerald Cir Tucson, AZ	2.0	1.0	700	$800	$1.14	116d	1	1.13mi
1311 W Wheatridge Dr Tucson, AZ	3.0	2.0	1418	$1,725	$1.22	127d	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

Listing history 50 events

1. 2026-11-08
   days on market $137,400 Active 541 DOM
2. 2026-11-07
   days on market $137,400 Active 540 DOM
3. 2026-11-06
   days on market $137,400 Active 539 DOM
4. 2026-11-05
   days on market $137,400 Active 538 DOM
5. 2026-11-04
   days on market $137,400 Active 537 DOM
6. 2026-11-02
   days on market $137,400 Active 535 DOM
7. 2026-11-01
   days on market $137,400 Active 534 DOM
8. 2026-10-31
   days on market $137,400 Active 533 DOM
9. 2026-10-30
   days on market $137,400 Active 532 DOM
10. 2026-10-29
    days on market $137,400 Active 531 DOM
11. 2026-10-28
    days on market $137,400 Active 530 DOM
12. 2026-10-27
    days on market $137,400 Active 529 DOM
13. 2026-10-26
    days on market $137,400 Active 528 DOM
14. 2026-10-26
    days on market $137,400 Active 527 DOM
15. 2026-10-24
    days on market $137,400 Active 526 DOM
16. 2026-10-23
    days on market $137,400 Active 525 DOM
17. 2026-10-22
    days on market $137,400 Active 524 DOM
18. 2026-10-21
    days on market $137,400 Active 523 DOM
19. 2026-10-20
    days on market $137,400 Active 522 DOM
20. 2026-10-19
    days on market $137,400 Active 521 DOM
21. 2026-10-18
    days on market $137,400 Active 520 DOM
22. 2026-10-17
    days on market $137,400 Active 519 DOM
23. 2026-10-16
    days on market $137,400 Active 518 DOM
24. 2026-10-15
    days on market $137,400 Active 517 DOM
25. 2026-10-14
    days on market $137,400 Active 516 DOM
26. 2026-10-13
    days on market $137,400 Active 515 DOM
27. 2026-10-12
    days on market $137,400 Active 514 DOM
28. 2026-10-11
    days on market $137,400 Active 513 DOM
29. 2026-10-10
    days on market $137,400 Active 512 DOM
30. 2026-10-09
    days on market $137,400 Active 511 DOM
31. 2026-10-08
    days on market $137,400 Active 510 DOM
32. 2026-10-07
    days on market $137,400 Active 509 DOM
33. 2026-10-06
    days on market $137,400 Active 508 DOM
34. 2026-10-05
    days on market $137,400 Active 507 DOM
35. 2026-10-04
    days on market $137,400 Active 506 DOM
36. 2026-10-04
    days on market $137,400 Active 505 DOM
37. 2026-10-02
    days on market $137,400 Active 504 DOM
38. 2026-10-01
    days on market $137,400 Active 503 DOM
39. 2026-09-30
    days on market $137,400 Active 502 DOM
40. 2026-09-29
    days on market $137,400 Active 501 DOM
41. 2026-09-28
    days on market $137,400 Active 500 DOM
42. 2026-09-27
    days on market $137,400 Active 499 DOM
43. 2026-09-25
    days on market $137,400 Active 497 DOM
44. 2026-09-24
    days on market $137,400 Active 496 DOM
45. 2026-09-23
    days on market $137,400 Active 495 DOM
46. 2026-09-22
    days on market $137,400 Active 494 DOM
47. 2026-09-21
    days on market $137,400 Active 493 DOM
48. 2026-09-20
    days on market $137,400 Active 492 DOM
49. 2026-09-19
    days on market $137,400 Active 491 DOM
50. 2026-09-18
    days on market $137,400 Active 490 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: $14,431
• − Mortgage interest: −$7,697
• − Property taxes: −$2,061
• − Insurance: −$687
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,997
• Taxable loss: −$2,320
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $562/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $5,200–$15,600 screening

This 2025 Cavco manufactured home in the Bella Capri community is in good condition with no visible repairs needed. It offers a good return on investment with potential for both resale and rental value through cosmetic updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

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 Flowing Wells High School F AZ #208/381 Nat'l #13,542/17,239

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
• 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

-5.2% since first listed

7 events — show timeline

• 2025-10-18 Price Changed $137,400 Zillow
• 2025-10-18 Price Changed $139,900 Zillow
• 2025-10-17 Price Changed $137,400 Zillow
• 2025-10-17 Price Changed $139,900 Zillow
• 2025-10-17 Price Changed $137,400 Zillow
• 2025-06-29 Price Changed $139,900 Zillow
• 2025-05-15 Listed $144,900 Zillow