5600 S Country Club Rd #160 · Tucson, AZ 85706

$75,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 286 Days on market

Manufactured home Built 1984 Fair condition $74/sqft · 67% below area ↓ 29% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Manufactured-home adj. -5.6

Listing remarks MLS

Investor special! Spacious 3-bedroom, 2-bath mobile home with living room, kitchen, and laundry hookups. Needs TLC—excellent value-add and flip or rental potential. Motivated seller, priced to sell, all offers considered. Bring your best offer!

Key facts

• Parking
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.8% 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-.
• Sunnyside Unified District (4407) (urban): math 9% / reading 15% proficiency, ranked #233 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gallego Primary Fine Arts Magnet (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 544 students, 72% FRL); Sierra 2-8 School (math 5% / reading 10%, grade F, #207 of 218 statewide, top 96%, 794 students, 87% FRL); Sunnyside High School (math 8% / reading 10%, grade F, #356 of 381 statewide, top 94%, 2,204 students, 71% FRL) — zoned schools average 77% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 221 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); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($66k) 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.51%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $225,000
• List price: $75,000
• Delta: -66.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3240 E Milton Rd	0.37mi	3/2.0	1,024 (+2%)	16mo	$195,000	$190	67
5766 S Bonney Ave	0.27mi	2/1.0 (-1)	1,000 (-1%)	14mo	$110,000	$110	66
3348 E Holladay St	0.44mi	3/2.0	1,056 (+5%)	9mo	$240,000	$227	64
5729 S Masterson Ave	0.38mi	2/2.0 (-1)	840 (-17%)	18mo	$200,000	$238	38
3048 E Acacia Club Ln	0.75mi	3/2.0	1,120 (+11%)	12mo	$195,000	$174	36
3009 E Acacia Club Ln	0.79mi	3/2.0	1,120 (+11%)	23mo	$227,500	$203	27
5074 S Palo Verde Club Ln	0.75mi	3/2.0	1,152 (+14%)	21mo	$240,000	$208	23

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 · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $9,860
• Equity at exit: $11,183

10-year hold

• IRR: 18.9%
• Equity multiple: 2.38×
• Total profit: $28,932
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $120,000 ($100/sqft)
• Median days on market: 60 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +123.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85706

• Home prices YoY: -14.2%
• Rents YoY: 0.3%
• Active inventory: 221
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $394

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $446	-5% $420	+0% $394	+5% $368	+10% $342
Rent	-10% $303	-5% $348	+0% $394	+5% $440	+10% $485
Rate	-1.0pp $432	-0.5pp $413	base $394	+0.5pp $375	+1.0pp $355

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3074 E Via Genovesa Tucson, AZ	2.0	2.0	947	$1,560	$1.65	144d	1	0.15mi
5645 S Bonney Ave Unit 7 Tucson, AZ	2.0	1.0	840	$800	$0.95	55d	1	0.27mi
5521 S Bonney Ave Tucson, AZ	3.0	2.0	1056	$1,650	$1.56	108d	1	0.33mi
5515 S Forgeus Ave Tucson, AZ	1.0–3.0	1.0–2.0	742	$1,251	$1.69	0d	22	0.38mi
2755 E Liverpool Dr Tucson, AZ	3.0	1.0	1300	$1,495	$1.15	131d	1	0.43mi
2735 E Liverpool Dr Tucson, AZ	3.0	2.0	1300	$1,599	$1.23	55d	1	0.44mi
3314 E Benson Hwy Tucson, AZ	3.0	1.0	1200	$1,100	$0.92	48d	1	0.51mi
3314 E Benson Hwy Tucson, AZ	3.0	1.0	1200	$1,100	$0.92	10d	1	0.51mi
5405 S Masterson Ave #1 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	143d	1	0.52mi
5405 S Masterson Ave Unit 2 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	143d	1	0.52mi
2353 E Calle Sierra del Manantial Tucson, AZ	3.0	2.0	1247	$1,799	$1.44	15d	1	0.58mi
2446 E Calle Pelicano Tucson, AZ	3.0	2.0	1284	$1,700	$1.32	10d	1	0.67mi
2255 E Bantam Rd Tucson, AZ	3.0	2.0	1407	$1,385	$0.98	0d	1	0.72mi
3562 E Felix Blvd Tucson, AZ	3.0	2.0	1387	$1,680	$1.21	14d	1	0.73mi
3562 E Felix Blvd Tucson, AZ	3.0	2.0	1387	$1,640	$1.18	2d	1	0.73mi
2155 E Calle Gran Desierto Tucson, AZ	3.0	2.0	1180	$1,595	$1.35	46d	1	0.74mi
2155 E Calle Gran Desierto Tucson, AZ	3.0	2.0	1180	$1,595	$1.35	55d	1	0.74mi
2145 E Calle Gran Desierto Tucson, AZ	2.0	2.0	1043	$1,495	$1.43	143d	1	0.75mi
2602 E Walnut St Unit 9 Tucson, AZ	3.0	2.0	1232	$1,300	$1.06	184d	1	0.76mi
2602 E Walnut St Unit 1 Tucson, AZ	2.0	1.0	890	$1,095	$1.23	164d	1	0.76mi
3064 E Acacia Club Ln Tucson, AZ	3.0	1.0	1200	$1,600	$1.33	108d	1	0.77mi
5071 S Mesquite Club Ln Tucson, AZ	3.0	2.0	1244	$1,500	$1.21	55d	1	0.79mi
6016 S Avenida Ribero Tucson, AZ	2.0	2.0	1024	$1,400	$1.37	164d	1	0.82mi
2001 E Calle Arroyo Lindo Tucson, AZ	2.0	2.0	1044	$1,700	$1.63	10d	1	0.83mi
2001 E Calle Arroyo Lindo Tucson, AZ	2.0	2.0	1044	$1,700	$1.63	23d	1	0.83mi
5949 S Avenida Las Monjas Tucson, AZ	2.0	2.0	1044	$1,600	$1.53	2d	1	0.83mi
6047 S Avenida Las Monjas Tucson, AZ	2.0	2.0	1180	$1,550	$1.31	144d	1	0.84mi
6027 S Avenida Las Monjas Tucson, AZ	3.0	2.0	1210	$1,700	$1.40	23d	1	0.84mi
6046 S Avenida Talca Tucson, AZ	2.0	2.0	969	$1,495	$1.54	184d	1	0.99mi
1711 E Canada St Tucson, AZ	4.0	2.0	1183	$1,800	$1.52	155d	1	1.05mi
6272 Spruce Goose Ave Tucson, AZ	2.0	1.0	1015	$1,675	$1.65	162d	1	1.06mi
6272 S Spruce Goose Ave Tucson, AZ	2.0	1.0	1015	$1,675	$1.65	25d	1	1.09mi
6222 S Sun View Way Tucson, AZ	3.0	2.0	1261	$1,650	$1.31	55d	1	1.11mi
6200 S Campbell Ave Tucson, AZ	1.0–2.0	1.0–2.0	651	$979	$1.50	0d	1	1.17mi
6306 S Sunrise Valley Dr Tucson, AZ	4.0	2.0	1359	$1,650	$1.21	55d	1	1.17mi
5530 S Monrovia Ave Tucson, AZ	3.0	1.0	1212	$1,495	$1.23	41d	1	1.20mi
5936 S Hosmer Ct Tucson, AZ	3.0	2.5	1243	$1,850	$1.49	10d	1	1.21mi
5936 S Hosmer Ct Tucson, AZ	3.0	2.5	1243	$1,850	$1.49	29d	1	1.21mi
3847 E Hopseed Ln Tucson, AZ	3.0	2.0	1395	$1,695	$1.22	46d	1	1.22mi
5918 S Del Moral Blvd Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	162d	1	1.22mi

Listing history 50 events

1. 2026-11-08
   days on market $75,000 Active 286 DOM
2. 2026-11-07
   days on market $75,000 Active 285 DOM
3. 2026-11-06
   days on market $75,000 Active 284 DOM
4. 2026-11-05
   days on market $75,000 Active 283 DOM
5. 2026-11-04
   days on market $75,000 Active 282 DOM
6. 2026-11-02
   days on market $75,000 Active 280 DOM
7. 2026-11-01
   days on market $75,000 Active 279 DOM
8. 2026-10-31
   days on market $75,000 Active 278 DOM
9. 2026-10-30
   days on market $75,000 Active 277 DOM
10. 2026-10-29
    days on market $75,000 Active 276 DOM
11. 2026-10-28
    days on market $75,000 Active 275 DOM
12. 2026-10-27
    days on market $75,000 Active 274 DOM
13. 2026-10-26
    days on market $75,000 Active 273 DOM
14. 2026-10-26
    days on market $75,000 Active 272 DOM
15. 2026-10-24
    days on market $75,000 Active 271 DOM
16. 2026-10-23
    days on market $75,000 Active 270 DOM
17. 2026-10-22
    days on market $75,000 Active 269 DOM
18. 2026-10-21
    days on market $75,000 Active 268 DOM
19. 2026-10-20
    days on market $75,000 Active 267 DOM
20. 2026-10-19
    days on market $75,000 Active 266 DOM
21. 2026-10-18
    days on market $75,000 Active 265 DOM
22. 2026-10-17
    days on market $75,000 Active 264 DOM
23. 2026-10-16
    days on market $75,000 Active 263 DOM
24. 2026-10-15
    days on market $75,000 Active 262 DOM
25. 2026-10-14
    days on market $75,000 Active 261 DOM
26. 2026-10-13
    days on market $75,000 Active 260 DOM
27. 2026-10-12
    days on market $75,000 Active 259 DOM
28. 2026-10-11
    days on market $75,000 Active 258 DOM
29. 2026-10-10
    days on market $75,000 Active 257 DOM
30. 2026-10-09
    days on market $75,000 Active 256 DOM
31. 2026-10-08
    days on market $75,000 Active 255 DOM
32. 2026-10-07
    days on market $75,000 Active 254 DOM
33. 2026-10-06
    days on market $75,000 Active 253 DOM
34. 2026-10-05
    days on market $75,000 Active 252 DOM
35. 2026-10-04
    days on market $75,000 Active 251 DOM
36. 2026-10-04
    days on market $75,000 Active 250 DOM
37. 2026-10-02
    days on market $75,000 Active 249 DOM
38. 2026-10-01
    days on market $75,000 Active 248 DOM
39. 2026-09-30
    days on market $75,000 Active 247 DOM
40. 2026-09-29
    days on market $75,000 Active 246 DOM
41. 2026-09-28
    days on market $75,000 Active 245 DOM
42. 2026-09-27
    days on market $75,000 Active 244 DOM
43. 2026-09-25
    days on market $75,000 Active 242 DOM
44. 2026-09-24
    days on market $75,000 Active 241 DOM
45. 2026-09-23
    days on market $75,000 Active 240 DOM
46. 2026-09-22
    days on market $75,000 Active 239 DOM
47. 2026-09-21
    days on market $75,000 Active 238 DOM
48. 2026-09-20
    days on market $75,000 Active 237 DOM
49. 2026-09-19
    days on market $75,000 Active 236 DOM
50. 2026-09-18
    days on market $75,000 Active 235 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $13,858
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,182
• Taxable income: $3,758
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,826/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $25,200–$45,360 screening

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior siding and replacing the bathroom fixtures and carpeted flooring would significantly enhance its resale and rental potential.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Minor bathroom fixtures — Standard fixtures with some wear
• Minor flooring — Carpeted floors with some wear

Value-add opportunities

• Resale paint exterior siding — Enhances curb appeal and value ↑
• Rental replace bathroom fixtures — Improves tenant satisfaction and rental value ↑
• Both replace carpeted flooring — Enhances overall appearance and comfort ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 18/100

Zoned Schools

Elementary Gallego Primary Fine Arts Magnet F AZ #687/1,109 Nat'l #32,000/41,679 Middle Gallego Intermediate Fine Arts Magnet School F AZ #122/218 Nat'l #11,382/14,009 High Sunnyside High School F AZ #356/381 Nat'l #16,600/17,239

Schools (NCES district)

• District: Sunnyside Unified District (4407)
• NCES district ID: 0408170
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $34,365
• Composite: 9.76/100
• National rank: #9827
• State rank: #233 of 249 in AZ

B Composite livability gradescore 74/100

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 · 1,066,056 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 54,236
• Household income: $50,248
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 6% of renters

---

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 10% Native American 6% Black 2%
• Hispanic origin (detail): Mexican 79%
• Languages at home: 37% English-only · Spanish 62%

---

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: ▼ -62.59%
• Current HPI: 376.8462
• Rent YoY: ▲ 0.26%
• 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

-28.6% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $75,000 MLSSAZ
• 2026-02-05 Price Changed $85,000 MLSSAZ
• 2026-01-26 Listed $105,000 MLSSAZ