3000 N Romero Rd Unit C7 · Tucson, AZ 85705

$15,000

1 bd · 1.0 ba · 672 sqft · Manufactured · 8 Days on market

Built 1964 9.69 ac lot Est $28k · 47% under

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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
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This home can be relocated or enjoy it as Romero Estates (an all-age community). This 1969 property has been updated in 2022. 1 bed 1 bath property. Newer 1-ton mini split system. Laminate Floors throughout. Come take a look at this! Land Lease is 650.00 a month

Key facts

• Laminate floors
• Updated in 2022
• 9.69 acre lot

Tags

• UPDATED IN 2022
• NEWER 1-TON MINI SPLIT SYSTEM
• LAMINATE FLOORS

Property features AI

Finance

• HOA & community: Community pool; Community recreation center

Exterior

• Parking: Covered carport (1 space)
• Utilities: Water from a water company; Sewer connected; Electric service present
• Home design: Mobile home; One story
• Construction: Siding exterior; Built-up reflective roof
• Exterior features: Corner lot; Chip-and-seal road access; Road maintenance agreement; Pool and recreation center in the community

Interior

• Kitchen: Refrigerator; Gas oven
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating
• Interior features: Exhaust fan; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $15k).
• Cap rate 54.0% 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-, crime F, employment D-.
• 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: 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) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents flat; 177 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.90% ✓
• Cap rate: 53.96%
• Cash-on-cash: 170.26%
• DSCR: 8.58
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $28,224
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3426 N Romero Rd #76	0.44mi	1/1.0	710 (+6%)	13mo	$30,000	$42	59
3426 N Romero Rd #29	0.54mi	2/1.0 (+1)	648 (-4%)	15mo	$17,000	$26	52
3120 N Romero Rd #45	0.14mi	2/2.0 (+1)	740 (+10%)	21mo	$52,000	$70	50
3426 N Romero Rd #16	0.54mi	2/2.0 (+1)	756 (+12%)	21mo	$7,000	$9	28

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: 8.90×
• Total profit: $33,193
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 17.36×
• Total profit: $68,723
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.4×

Monthly cashflow live

• Estimated rent: $886 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $596

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $606	-5% $601	+0% $596	+5% $591	+10% $586
Rent	-10% $526	-5% $561	+0% $596	+5% $631	+10% $666
Rate	-1.0pp $603	-0.5pp $600	base $596	+0.5pp $592	+1.0pp $588

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3055 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	652	$849	$1.30	4d	3	0.27mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$823	$1.33	2d	25	0.81mi
3802 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	555	$800	$1.44	44d	5	1.05mi
3700 N Fairview Ave Unit 104 Tucson, AZ	1.0	1.0	444	$949	$2.14	4d	1	1.15mi
2120 N Silverbell Rd Tucson, AZ	2.0	2.0	728	$1,137	$1.56	44d	1	1.16mi
2120 N Silverbell Rd Tucson, AZ	2.0	2.0	728	$1,129	$1.55	17d	1	1.16mi
2299 N Silverbell Rd Tucson, AZ	1.0–2.0	1.0–2.0	630	$980	$1.56	3d	7	1.17mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	44d	1	1.18mi
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$798	$1.27	44d	4	1.21mi
450 W Kelso St Tucson, AZ	1.0	1.0	569	$890	$1.56	4d	4	1.25mi
1215 W Roger Rd Unit 1241-14 Tucson, AZ	1.0	1.0	670	$895	$1.34	44d	1	1.27mi
570 W Prince Rd Tucson, AZ	1.0–2.0	1.0	788	$800	$1.02	44d	13	1.27mi
455 W Kelso St Tucson, AZ	1.0–2.0	1.0	651	$750	$1.15	45d	3	1.28mi
2620 N 14th Ave Unit WI2620-5 Tucson, AZ	1.0	1.0	360	$695	$1.93	24d	1	1.30mi
520 W Prince Rd Tucson, AZ	1.0–2.0	1.0	557	$838	$1.50	4d	16	1.34mi
1605 N Yavapai St Unit 2 Tucson, AZ	2.0	1.0	750	$1,349	$1.80	44d	1	1.40mi
2550 W Ironwood Hill Dr Tucson, AZ	1.0–4.0	1.0–3.0	928	$899	$0.97	3d	20	1.42mi
3066 N Balboa Ave Tucson, AZ	1.0	1.0	550	$844	$1.53	24d	2	1.43mi
2740 N Balboa Ave Tucson, AZ	1.0	1.0	600	$745	$1.24	3d	9	1.45mi
532 W Simmons Rd Tucson, AZ	1.0	1.0	566	$1,000	$1.77	18d	1	1.46mi
510 W Sahuaro St Unit 1106 Tucson, AZ	—	1.0	360	$695	$1.93	44d	1	1.47mi
510 W Sahuaro St Unit 1105 Tucson, AZ	—	1.0	360	$695	$1.93	24d	1	1.47mi
219 W Fort Lowell Rd Tucson, AZ	1.0	1.0	476	$850	$1.79	44d	2	1.47mi
297 W Kelso St Unit 12 Tucson, AZ	1.0	1.0	610	$695	$1.14	44d	1	1.47mi
212 W Blacklidge Dr Tucson, AZ	1.0	1.0	600	$950	$1.58	22d	1	1.48mi
201 W Blacklidge Dr Tucson, AZ	1.0	1.0	520	$949	$1.82	24d	1	1.48mi
210 W Blacklidge Dr Unit 1 Tucson, AZ	2.0	1.0	600	$1,075	$1.79	4d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $15,000 Active 8 DOM
2. 2026-06-17
   days on market $15,000 Active 7 DOM
3. 2026-06-16
   days on market $15,000 Active 6 DOM
4. 2026-06-15
   days on market $15,000 Active 5 DOM
5. 2026-06-13
   remarks 263-char remark
6. 2026-06-13
   listed $15,000 Active 3 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 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 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: $10,626
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$436
• Taxable income: $7,349
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $5,387/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 — 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

-61.5% since first listed

5 events — show timeline

• 2026-06-10 Listed $15,000 MLSSAZ
• 2026-05-01 Listing Removed — MLSSAZ
• 2026-01-07 Listed $17,000 MLSSAZ
• 2026-01-01 Listing Removed — MLSSAZ
• 2025-10-26 Listed $39,000 MLSSAZ