1089 W Schafer Dr · Flowing Wells, AZ 85705

$450,000

4 bd · 4.0 ba · 4,089 sqft · MultiFamily · 268 Days on market

Built 1964 Good condition 0.28 ac lot $110/sqft · 15% below area Est $532k · 15% under

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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 +14.5/15.0
• Cash flow +7.6/30.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• 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.

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 $450k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-542 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (27.8% below list).
• Recommended offer: $325k (27.8% 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.
• 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.
• Zoned schools: The Innovation Academy (math 62% / reading 72%, grade B+, #73 of 1,109 statewide, top 7%, 411 students, 9% FRL); La Cima Middle School (math 12% / reading 19%, grade F, #155 of 218 statewide, top 71%, 421 students, 78% FRL); Amphitheater High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,163 students, 80% FRL) — zoned schools average 56% FRL vs 24% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 224 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $3,250/mo this rent would consume 105% of the median local household income ($37k/yr) — 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 $14k 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 268 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $149k (25%) 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 $325,000 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $532,204
• List price: $450,000
• Delta: -6.05%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5705 N Lady Ln	1.88mi	5/4.0 (+1)	4,431 (+8%)	4mo	$2,100,000	$474	43
5995 N Pete Dawson Rd	1.96mi	4/3.5	3,234 (-21%)	3mo	$1,018,000	$315	35
5865 N Escondido Ln	1.81mi	4/3.0	3,330 (-19%)	1mo	$1,050,000	$315	35
361 E Yvon Dr	1.77mi	5/3.0 (+1)	3,587 (-12%)	4mo	$1,475,000	$411	33
5445 N Yvon Heights Pl	1.50mi	3/3.5 (-1)	3,144 (-23%)	3mo	$1,500,000	$477	30
5148 N Louis River Way	2.24mi	5/3.0 (+1)	2,998 (-27%)	2mo	$860,000	$287	29
1425 W Calle Kino	2.10mi	4/3.0	3,223 (-21%)	8mo	$705,000	$219	29
474 E Croydon Park Rd	1.55mi	3/3.0 (-1)	3,034 (-26%)	2mo	$646,300	$213	29
976 W Las Lomitas Rd	1.94mi	4/4.5	3,450 (-16%)	11mo	$1,050,000	$304	29
240 E Limberlost Dr	1.32mi	5/4.0 (+1)	3,095 (-24%)	10mo	$515,000	$166	26
215 W Navajo Rd	1.72mi	6/4.0 (+2)	3,124 (-24%)	4mo	$459,000	$147	26
5405 N Yvon Heights Pl Lot 1	1.52mi	3/3.5 (-1)	3,145 (-23%)	11mo	$1,481,200	$471	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.15×
• Total profit: $-107,413
• Equity at exit: $67,096

10-year hold

• IRR: -21.0%
• Equity multiple: -0.09×
• Total profit: $-137,813
• Equity at exit: $38,908

Cash invested: $126,000 (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

• Active inventory: 224
• Price-to-rent: 53.6×

Monthly cashflow live

• Estimated rent: $3,250 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-542

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$2,800
1× unit	0	1	$450
Total (5 units)			$3,250

Break-even live

Break-even rent $3,937

Max offer price $371,521

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-387	+0% $-542	+5% $-698	+10% $-853
Rent	-10% $-799	-5% $-671	+0% $-542	+5% $-414	+10% $-286
Rate	-1.0pp $-316	-0.5pp $-428	base $-542	+0.5pp $-659	+1.0pp $-778

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: $112,500
• Closing costs: $13,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1089 W Schafer Dr Unit 4 Tucson, AZ	1.0	1.0	350	$700	$2.00	41d	1	0.01mi
1085 W Schafer Dr Unit 2 Tucson, AZ	—	1.0	200	$450	$2.25	41d	1	0.02mi
1217 W Wabash St Unit 3 Tucson, AZ	—	1.0	190	$700	$3.68	93d	1	0.25mi
1217 W Wabash St Unit 3 Tucson, AZ	—	1.0	250	$450	$1.80	41d	1	0.25mi
3451 N Flowing Wells Rd Tucson, AZ	—	1.0	300	$570	$1.90	66d	1	1.20mi
121 E Roger Rd Unit D Tucson, AZ	—	1.0	250	$600	$2.40	41d	1	1.27mi

Listing history 50 events

1. 2026-08-08
   days on market $450,000 Active 268 DOM
2. 2026-08-07
   pricedays on market $450,000 Active 267 DOM
3. 2026-08-06
   days on market $499,999 Active 266 DOM
4. 2026-08-05
   days on market $499,999 Active 265 DOM
5. 2026-08-04
   days on market $499,999 Active 264 DOM
6. 2026-08-03
   days on market $499,999 Active 263 DOM
7. 2026-07-31
   days on market $499,999 Active 260 DOM
8. 2026-07-30
   days on market $499,999 Active 259 DOM
9. 2026-07-30
   days on market $499,999 Active 258 DOM
10. 2026-07-28
    days on market $499,999 Active 257 DOM
11. 2026-07-26
    days on market $499,999 Active 255 DOM
12. 2026-07-24
    days on market $499,999 Active 253 DOM
13. 2026-07-23
    days on market $499,999 Active 252 DOM
14. 2026-07-22
    days on market $499,999 Active 251 DOM
15. 2026-07-21
    days on market $499,999 Active 250 DOM
16. 2026-07-20
    days on market $499,999 Active 249 DOM
17. 2026-07-18
    days on market $499,999 Active 247 DOM
18. 2026-07-18
    days on market $499,999 Active 246 DOM
19. 2026-07-16
    days on market $499,999 Active 245 DOM
20. 2026-07-15
    days on market $499,999 Active 244 DOM
21. 2026-07-14
    days on market $499,999 Active 243 DOM
22. 2026-07-13
    days on market $499,999 Active 242 DOM
23. 2026-07-13
    days on market $499,999 Active 241 DOM
24. 2026-07-11
    days on market $499,999 Active 240 DOM
25. 2026-07-10
    days on market $499,999 Active 239 DOM
26. 2026-07-09
    days on market $499,999 Active 238 DOM
27. 2026-07-07
    days on market $499,999 Active 236 DOM
28. 2026-07-06
    days on market $499,999 Active 235 DOM
29. 2026-07-05
    days on market $499,999 Active 234 DOM
30. 2026-07-03
    days on market $499,999 Active 232 DOM
31. 2026-07-02
    days on market $499,999 Active 231 DOM
32. 2026-07-01
    days on market $499,999 Active 230 DOM
33. 2026-06-30
    days on market $499,999 Active 229 DOM
34. 2026-06-29
    days on market $499,999 Active 228 DOM
35. 2026-06-28
    days on market $499,999 Active 227 DOM
36. 2026-06-27
    days on market $499,999 Active 226 DOM
37. 2026-06-27
    days on market $499,999 Active 225 DOM
38. 2026-06-25
    days on market $499,999 Active 223 DOM
39. 2026-06-22
    days on market $499,999 Active 221 DOM
40. 2026-06-21
    days on market $499,999 Active 220 DOM
41. 2026-06-18
    days on market $499,999 Active 217 DOM
42. 2026-06-17
    days on market $499,999 Active 216 DOM
43. 2026-06-16
    days on market $499,999 Active 215 DOM
44. 2026-06-15
    days on market $499,999 Active 214 DOM
45. 2026-06-13
    days on market $499,999 Active 212 DOM
46. 2026-06-10
    days on market $499,999 Active 209 DOM
47. 2026-06-09
    days on market $499,999 Active 208 DOM
48. 2026-06-08
    days on market $499,999 Active 207 DOM
49. 2026-06-07
    days on market $499,999 Active 206 DOM
50. 2026-06-05
    days on market $499,999 Active 203 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 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: $39,000
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − Depreciation: −$13,091
• Taxable loss: −$14,538
• Est. tax savings @ 24.0%: +$3,489
• After-tax cash flow: $-3,019/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 Est. rehab $20,445–$61,335 screening

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. ↑

ⓘ 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 31/100

Zoned Schools

Elementary The Innovation Academy B+ AZ #73/1,109 Nat'l #4,366/41,679 Middle La Cima Middle School F AZ #155/218 Nat'l #12,557/14,009 High Amphitheater High School F AZ #343/381 Nat'l #16,463/17,239

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

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%
• 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%

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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: —
• Metro: —
• 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

+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