1089 W Schafer Dr · Flowing Wells, AZ 85705

$499,999

4 bd · 4.0 ba · 4,089 sqft · MultiFamily · 217 Days on market

Built 1964 Good condition 0.28 ac lot $122/sqft · at area comps Est $524k · at est.

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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 +20.5/30.0
• ARV discount +9.6/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MOTIVATED SELLER! Exceptional Investment Opportunity - Multi-Unit Property with Strong Rental Potential! Discover this unique income-generating property featuring a spacious manufactured home, a studio apartment, and four one-bedroom, one-bath units—perfect for investors or owner-occupants seeking rental income. Owner/Agent

Key facts

• One-bedroom units
• Studio apartment
• 0.28 acre lot

Tags

• INCOME-GENERATING PROPERTY
• SPACIOUS MANUFACTURED HOME
• STUDIO APARTMENT
• ONE-BEDROOM UNITS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.1% in Flowing Wells — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, crime F, amenities F.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 177 active listings in the ZIP; lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• At $5,209/mo this rent would consume 168% 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 $3k of loan paydown is wiped out by about $15k 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 217 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $99k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $439,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $523,976
• List price: $499,999
• Delta: -4.58%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-52,704
• Equity at exit: $74,551

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-45,038
• Equity at exit: $43,231

Cash invested: $140,000 (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: 40.4×

Monthly cashflow live

• Estimated rent: $5,209 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $660

Break-even live

Break-even rent $4,374

Max offer price $499,999

Occupancy floor 82%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,128
1× unit	0	1	$1,079
Total (5 units)			$5,209

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $499,999 Active 217 DOM
2. 2026-06-17
   days on market $499,999 Active 216 DOM
3. 2026-06-16
   days on market $499,999 Active 215 DOM
4. 2026-06-15
   days on market $499,999 Active 214 DOM
5. 2026-06-13
   days on market $499,999 Active 212 DOM
6. 2026-06-10
   days on market $499,999 Active 209 DOM
7. 2026-06-09
   days on market $499,999 Active 208 DOM
8. 2026-06-08
   days on market $499,999 Active 207 DOM
9. 2026-06-07
   days on market $499,999 Active 206 DOM
10. 2026-06-05
    days on market $499,999 Active 203 DOM
11. 2026-06-03
    days on market $499,999 Active 202 DOM
12. 2026-06-02
    days on market $499,999 Active 201 DOM
13. 2026-06-01
    days on market $499,999 Active 200 DOM
14. 2026-05-31
    days on market $499,999 Active 199 DOM
15. 2026-04-06
    price $499,999 331-char remark

    Show marketing remark (331 chars)

    MOTIVATED SELLER! Exceptional Investment Opportunity - Multi-Unit Property with Strong Rental Potential! Discover this unique income-generating property featuring a spacious manufactured home, a studio apartment, and four one-bedroom, one-bath units—perfect for investors or owner-occupants seeking rental income. Owner/Agent

16. 2025-12-04
    price $550,000 331-char remark

    Show marketing remark (331 chars)

    MOTIVATED SELLER! Exceptional Investment Opportunity - Multi-Unit Property with Strong Rental Potential! Discover this unique income-generating property featuring a spacious manufactured home, a studio apartment, and four one-bedroom, one-bath units—perfect for investors or owner-occupants seeking rental income. Owner/Agent

17. 2025-11-13
    listed $599,000 Active 331-char remark

    Show marketing remark (331 chars)

    MOTIVATED SELLER! Exceptional Investment Opportunity - Multi-Unit Property with Strong Rental Potential! Discover this unique income-generating property featuring a spacious manufactured home, a studio apartment, and four one-bedroom, one-bath units—perfect for investors or owner-occupants seeking rental income. Owner/Agent

18. 2005-10-31
    historical
19. 2005-04-14
    listed $370,000
20. 2002-10-02
    historical
21. 2002-07-07
    listed $299,900
22. 2002-02-01
    historical
23. 2002-02-01
    historical
24. 2000-06-16
    listed $199,000
25. 1997-04-06
    listed $295,000

ⓘ 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 1/10 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: $62,508
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,001
• − Management: −$5,001
• − Depreciation: −$14,545
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $7,928/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 · 7 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with recent cosmetic updates, making it a strong investment opportunity for rental income.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics.
• Both Clean air conditioning unit — Improves comfort and energy efficiency for tenants.
• Both Add smart home features — Attracts tech-savvy tenants and enhances property value.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Clean air conditioning unit — Improves comfort and energy efficiency for tenants. ↑
• Both Add smart home features — Attracts tech-savvy tenants and enhances property value. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere. ↑

ⓘ 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: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 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

+69.5% since first listed

11 events — show timeline

• 2026-04-06 Price Changed $499,999 MLSSAZ
• 2025-12-04 Price Changed $550,000 MLSSAZ
• 2025-11-13 Listed $599,000 MLSSAZ
• 2005-10-31 Listing Removed — MLSSAZ
• 2005-04-14 Listed $370,000 MLSSAZ
• 2002-10-02 Listing Removed — MLSSAZ
• 2002-07-07 Listed $299,900 MLSSAZ
• 2002-02-01 Listing Removed — MLSSAZ
• 2002-02-01 Listing Removed — MLSSAZ
• 2000-06-16 Listed $199,000 MLSSAZ
• 1997-04-06 Listed $295,000 MLSSAZ