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

$75,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 146 Days on market

Built 1984 Fair condition $74/sqft · 60% below area ↓ 29% since listing

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Why this score? — see what drove the B- 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
• Condition / age +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

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 $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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-, schools D+, crime F.
• 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.
• Market conditions: Rents flat; 117 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 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 146 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: 2.02% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.84%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $187,787
• List price: $75,000
• Delta: -60.06%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 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%)	11mo	$195,000	$190	71
5766 S Bonney Ave	0.27mi	2/1.0 (-1)	1,000 (-1%)	9mo	$110,000	$110	69
3348 E Holladay St	0.44mi	3/2.0	1,056 (+5%)	4mo	$240,000	$227	68
5740 S Jones Ave	0.53mi	3/2.0	960 (-5%)	24mo	$228,000	$238	48
3048 E Acacia Club Ln	0.75mi	3/2.0	1,120 (+11%)	8mo	$195,000	$174	40

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: 31.9%
• Equity multiple: 2.29×
• Total profit: $27,095
• Equity at exit: $11,183

10-year hold

• IRR: 37.4%
• Equity multiple: 4.03×
• Total profit: $63,627
• 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 →

ZIP-level market 85706

• Home prices YoY: -14.2%
• Rents YoY: 0.3%
• Active inventory: 117
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $680

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $732	-5% $706	+0% $680	+5% $654	+10% $628
Rent	-10% $560	-5% $620	+0% $680	+5% $740	+10% $800
Rate	-1.0pp $718	-0.5pp $699	base $680	+0.5pp $660	+1.0pp $641

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
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	4d	1	0.15mi
5515 S Forgeus Ave Tucson, AZ	1.0–3.0	1.0–2.0	742	$1,415	$1.91	2d	37	0.38mi
2755 E Liverpool Dr Tucson, AZ	3.0	1.0	1300	$1,595	$1.23	15d	1	0.43mi
5405 S Masterson Ave #1 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	4d	1	0.52mi
5405 S Masterson Ave Unit 2 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	3d	1	0.52mi
2145 E Calle Gran Desierto Tucson, AZ	2.0	2.0	1043	$1,495	$1.43	3d	1	0.75mi
2602 E Walnut St Unit 9 Tucson, AZ	3.0	2.0	1232	$1,300	$1.06	44d	1	0.76mi
2602 E Walnut St Unit 1 Tucson, AZ	2.0	1.0	890	$1,095	$1.23	24d	1	0.76mi
6016 S Avenida Ribero Tucson, AZ	2.0	2.0	1024	$1,400	$1.37	24d	1	0.82mi
6047 S Avenida Las Monjas Tucson, AZ	2.0	2.0	1180	$1,550	$1.31	4d	1	0.84mi
5000 S Country Club Rd Tucson, AZ	1.0–2.0	1.0	637	$1,120	$1.76	4d	16	0.87mi
6046 S Avenida Talca Tucson, AZ	2.0	2.0	969	$1,495	$1.54	44d	1	0.99mi
1711 E Canada St Tucson, AZ	4.0	2.0	1183	$1,800	$1.52	15d	1	1.05mi
6272 Spruce Goose Ave Tucson, AZ	2.0	1.0	1015	$1,675	$1.65	22d	1	1.06mi
5918 S Del Moral Blvd Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	22d	1	1.22mi
1360 E Drexel Rd Unit CH1360-402 Tucson, AZ	2.0	1.0	750	$1,025	$1.37	44d	1	1.30mi
1360 E Drexel Rd Unit CH1360-404 Tucson, AZ	2.0	1.0	750	$1,025	$1.37	24d	1	1.30mi
6280 S Campbell Ave Tucson, AZ	3.0	2.0	1050	$1,425	$1.36	4d	1	1.32mi
6280 S Campbell Ave Tucson, AZ	3.0–4.0	2.0	1100	$1,375	$1.25	21d	7	1.32mi
6280 S Campbell Ave Tucson, AZ	4.0	2.0	1150	$1,700	$1.48	15d	1	1.32mi
5625 S Irving Dr Tucson, AZ	4.0	2.0	1322	$1,900	$1.44	44d	1	1.33mi
4069 E Market St Tucson, AZ	3.0	2.0	1331	$1,875	$1.41	24d	1	1.35mi
1301 E Drexel Rd Unit CH1301-103 Tucson, AZ	3.0	2.0	800	$1,499	$1.87	4d	1	1.38mi
4167 E Market St Tucson, AZ	3.0	2.0	1114	$2,100	$1.89	44d	1	1.48mi
4184 E Market St Tucson, AZ	3.0	2.0	1008	$1,605	$1.59	24d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 146 DOM
2. 2026-06-18
   days on market $75,000 Active 143 DOM
3. 2026-06-17
   days on market $75,000 Active 142 DOM
4. 2026-06-16
   days on market $75,000 Active 141 DOM
5. 2026-06-15
   days on market $75,000 Active 140 DOM
6. 2026-06-13
   days on market $75,000 Active 138 DOM
7. 2026-06-13
   days on market $75,000 Active 137 DOM
8. 2026-06-10
   days on market $75,000 Active 135 DOM
9. 2026-06-09
   days on market $75,000 Active 134 DOM
10. 2026-06-08
    days on market $75,000 Active 133 DOM
11. 2026-06-07
    days on market $75,000 Active 132 DOM
12. 2026-06-05
    days on market $75,000 Active 129 DOM
13. 2026-06-03
    days on market $75,000 Active 128 DOM
14. 2026-06-02
    days on market $75,000 Active 127 DOM
15. 2026-06-01
    days on market $75,000 Active 126 DOM
16. 2026-05-31
    days on market $75,000 Active 125 DOM
17. 2026-05-01
    price $75,000 250-char remark

    Show marketing remark (250 chars)

    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!

18. 2026-02-05
    price $85,000 250-char remark

    Show marketing remark (250 chars)

    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!

19. 2026-01-26
    listed $105,000 Active 250-char remark

    Show marketing remark (250 chars)

    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!

ⓘ 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: $18,199
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$2,182
• Taxable income: $7,404
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,380/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
bathroom fixtures · Standard fixtures with some wear	Minor	$500–3,000
flooring · Carpeted floors with some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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): 54,236
• Household income: $50,248
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1926.0

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: 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%
• Foreign-born: 25% · Canada
• 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