1624 W Coralbrooke Dr · Flowing Wells, AZ 85705

$200,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 34 Days on market

Built 2002 4,574 sqft lot $137/sqft · 5% above area Est $190k · 5% over $40/mo HOA · 2% of rent ↓ 54% 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).

• Cash flow +15.5/30.0
• ARV discount +5.1/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic location! Just minutes from shopping, restaurants, and Northwest Medical Center. Nestled in a little gated community, this home offers a split floor plan with 3 bedrooms and 2 baths. Nice sized backyard and an attached carport and a large shed. All appliances included. Low HOA fees. Move-in ready or update to your liking! Great opportunity as homes do not become available in this community often! New roof will be completed before close of escrow!

Key facts

• Gated community
• Attached carport
• Split floor plan

Tags

• GATED COMMUNITY
• SPLIT FLOOR PLAN
• NICE SIZED BACKYARD
• ATTACHED CARPORT
• LARGE SHED
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• Other: Lot dimensions approximately 55 x 81 (4,574 sq ft); Zoned Pima County - MU
• HOA & community: Has HOA; HOA fee $40 quarterly; HOA covers common area maintenance, gated community, and street maintenance

Exterior

• Parking: Attached garage; 2 covered/carport spaces
• Security: Gated community; Smoke detectors
• Utilities: Public water (water company); Sewer connected
• Home design: Manufactured home; Single-story; Faces south
• Construction: Frame and siding construction; Shingle roof
• Exterior features: Block fencing; Paved streets; Sidewalks; Gated community; North/South exposure

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Smoke detectors; Level/accessible layout
• Laundry & utility: Dedicated laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $79 ($945/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 $170k (15.2% below list).
• Recommended offer: $170k (15.2% below list) — sets the bar for 1% rule.

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: Homer Davis Elementary School (math 20% / reading 28%, grade F, #664 of 1,109 statewide, top 60%, 411 students, 86% 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; 177 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• At $1,696/mo this rent would consume 55% of the median local household income ($37k/yr) (locally 4240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,636 (15.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $190,000
• List price: $200,000
• Delta: 5.26%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 W Coralbrooke Dr	0.00mi	3/2.0	1,456 (0%)	0mo	$185,000	$127	100
1647 W Seabrooke Dr	0.04mi	3/2.0	1,624 (+12%)	0mo	$220,000	$135	79
1719 W Seabrooke Dr	0.13mi	3/2.0	1,344 (-8%)	5mo	$219,500	$163	77
1962 W Narciso Pl	0.61mi	3/2.0	1,456 (0%)	1mo	$237,000	$163	70
1687 W Seabrooke Dr	0.08mi	3/2.0	1,344 (-8%)	20mo	$215,000	$160	67
4550 N Flowing Wls #170	0.54mi	2/2.0 (-1)	1,392 (-4%)	3mo	$114,000	$82	60
1594 W Seabrooke Dr	0.06mi	3/2.0	1,280 (-12%)	24mo	$224,000	$175	58
1866 W Desert Broom Ln	0.68mi	4/2.0 (+1)	1,456 (0%)	12mo	$230,000	$158	53
4891 N River Vista Dr	0.54mi	3/2.0	1,344 (-8%)	11mo	$175,000	$130	53
4837 N River Valley Loop	0.53mi	3/2.0	1,344 (-8%)	22mo	$260,000	$193	44

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-31,929
• Equity at exit: $29,821

10-year hold

• IRR: -13.5%
• Equity multiple: 0.30×
• Total profit: $-38,988
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$83
• HOA: −$40
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $79

Break-even live

Break-even rent $1,597

Max offer price $200,000

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4751 N Flowing Wells Rd Tucson, AZ	3.0	3.0	1500	$1,500	$1.00	44d	1	0.28mi
5021 N Kevy Pl Tucson, AZ	3.0	2.0	1350	$1,650	$1.22	44d	1	0.43mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	17d	1	0.48mi
4861 N River Vista Dr Tucson, AZ	3.0	2.0	1144	$1,500	$1.31	3d	1	0.53mi
5100 N La Canada Dr Tucson, AZ	2.0	2.0	938	$1,408	$1.50	44d	1	0.60mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.0–2.5	1604	$1,897	$1.18	2d	13	0.63mi
1357 W Talisman St Tucson, AZ	4.0	1.0	1200	$1,100	$0.92	24d	1	0.66mi
1100 W River Rd Unit 7 Tucson, AZ	2.0	2.5	1026	$2,200	$2.14	20d	1	0.70mi
1100 W River Rd Tucson, AZ	3.0	2.5	1187	$2,250	$1.90	2d	1	0.70mi
1021 W Edgewater Dr Tucson, AZ	4.0	2.0	1431	$1,940	$1.36	44d	1	0.71mi
1100 W River Rd Unit 14 Tucson, AZ	3.0	2.5	1187	$2,450	$2.06	2d	1	0.71mi
4111 N Flowing Wells Rd Tucson, AZ	2.0	2.0–2.5	1131	$1,625	$1.44	24d	3	0.74mi
2001 W La Osa Dr Tucson, AZ	4.0	2.0	1866	$2,045	$1.10	44d	1	0.74mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$2,076	$1.98	2d	32	0.89mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	3d	1	1.01mi
1215 W Roger Rd Unit 1201-13 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	3d	1	1.01mi
1215 W Roger Rd Unit 1201-01 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	44d	1	1.01mi
1132 W Knox Pl Tucson, AZ	4.0	2.0	1322	$1,849	$1.40	44d	1	1.13mi
4030 N Fairview Ave Tucson, AZ	3.0	2.0	1500	$1,700	$1.13	44d	1	1.16mi
5829 N Escondido Ln Tucson, AZ	3.0	2.0	1368	$1,995	$1.46	15d	1	1.47mi
5750 N La Cholla Blvd Tucson, AZ	2.0–3.0	2.0	1453	$2,172	$1.49	2d	11	1.49mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: security

Listing history 9 events

1. 2026-06-05
   statusdays on market $200,000 Pending 34 DOM
2. 2026-06-03
   days on market $200,000 Active Contingent 33 DOM
3. 2026-06-02
   days on market $200,000 Active Contingent 32 DOM
4. 2026-06-01
   days on market $200,000 Active Contingent 31 DOM
5. 2026-05-31
   days on market $200,000 Active Contingent 30 DOM
6. 2026-05-09
   historical Active Contingent 460-char remark
7. 2026-05-02
   listed $200,000 Active 460-char remark
8. 2001-07-20
   soldstatus $399,900
9. 2001-07-20
   soldstatus $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,071 · $89/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$249/yr (+$21/mo · 23.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $20,356
• − Mortgage interest: −$11,203
• − Property taxes: −$1,071
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$480
• − Depreciation: −$5,818
• Taxable loss: −$2,473
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,538/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: 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 — 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 · 1,012,107 people
• 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

-53.7% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $185,000 MLSSAZ
• 2026-06-04 Pending — MLSSAZ
• 2026-05-09 Contingent — MLSSAZ
• 2026-05-02 Listed $200,000 MLSSAZ
• 2001-07-20 Sold (Public Records) $39,900 Public Records
• 2001-07-20 Sold (Public Records) $399,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,071 · +4.6% YoY. Source: county tax records.