5331 W Eaglestone Loop · Marana, AZ 85742

$324,950

4 bd · 4.0 ba · 2,575 sqft · SingleFamily public records · 147 Days on market

Built 1986 7,144 sqft lot $126/sqft · 15% below area Est $383k · 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 +14.4/15.0
• Cash flow +11.3/30.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home, sweet home! This lovely 4-bedroom home welcomes you with a serene living/dining room with vaulted ceilings, a soothing palette, and wood-look flooring. You'll also find a spacious great room for intimate evenings with loved ones. The well-appointed kitchen comes with granite counters, a striking tile backsplash, ample wood cabinetry, and an island with a breakfast bar. Spend peaceful afternoons in the bright sunroom, perfect for enjoying the warm Arizona weather. Double doors lead to a main bedroom, offering a private bathroom with dual sinks and a jetted tub for ultimate relaxation. You'll also find a spacious bonus room for a versatile space you can customize. Venture out onto the backyard, which includes a covered patio for dining al fresco. Make this gem yours!

Key facts

• Great room
• Wood cabinetry
• Granite counters

Tags

• GREAT ROOM
• WELL APPOINTED KITCHEN
• GRANITE COUNTERS
• TILE BACKSPLASH
• WOOD CABINETRY
• ISLAND WITH BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (23.3% below list).
• Recommended offer: $249k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Marana — 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 67/100 on livability (#67 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Marana Unified District (4404) (suburban): math 31% / reading 37% proficiency, ranked #83 of 249 in AZ (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Degrazia Elementary School (math 27% / reading 42%, grade F, #471 of 1,109 statewide, top 44%, 360 students, 50% FRL); Tortolita Middle School (math 19% / reading 27%, grade F, #116 of 218 statewide, top 54%, 539 students, 45% FRL); Mountain View High School (math 24% / reading 30%, grade F, #141 of 381 statewide, top 38%, 1,831 students, 32% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 213 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 30% of the median local income ($99k/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 $2k of loan paydown is wiped out by about $10k 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 147 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,344 (23.3% 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 147 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.77% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $383,342
• List price: $324,950
• Delta: -15.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5431 W Jade Hollow Pl	0.28mi	4/3.0	2,534 (-2%)	9mo	$516,000	$204	73
5650 W Copperhead Dr	0.43mi	4/2.5	2,609 (+1%)	1mo	$418,500	$160	71
9288 N Thrush Ct	0.37mi	4/3.5	2,392 (-7%)	1mo	$435,000	$182	68
5752 W King Snake Dr	0.54mi	4/2.5	2,609 (+1%)	2mo	$405,000	$155	65
5503 W Copperhead Dr	0.22mi	5/3.0 (+1)	2,886 (+12%)	2mo	$460,000	$159	59
9486 N Sammy Ave	0.22mi	4/2.5	2,886 (+12%)	10mo	$390,000	$135	56
8943 N Onyx St	0.52mi	4/3.0	2,351 (-9%)	3mo	$385,000	$164	55
5512 W Beetle Dr	0.27mi	4/2.5	2,886 (+12%)	9mo	$480,000	$166	54
5115 W Sumter Dr	0.62mi	4/3.0	2,382 (-8%)	2mo	$575,000	$241	52
5662 W Copperhead Dr	0.44mi	5/2.5 (+1)	2,790 (+8%)	9mo	$550,000	$197	47
5359 W Avenida Tierra Alta	0.75mi	3/2.5 (-1)	2,458 (-4%)	5mo	$567,000	$231	42
5480 W Monterey Dr Lot 6	0.72mi	3/2.0 (-1)	2,223 (-14%)	10mo	$500,000	$225	22

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-57,294
• Equity at exit: $48,451

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-47,293
• Equity at exit: $28,096

Cash invested: $90,986 (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 85742

• Rents YoY: 4.2%
• Active inventory: 213
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$249 /mo · $2,991/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-119

Break-even live

Break-even rent $2,644

Max offer price $303,942

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-27	+0% $-119	+5% $-211	+10% $-303
Rent	-10% $-316	-5% $-217	+0% $-119	+5% $-20	+10% $78
Rate	-1.0pp $45	-0.5pp $-36	base $-119	+0.5pp $-203	+1.0pp $-289

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: $81,238
• Closing costs: $9,748
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9472 N Albatross Dr Tucson, AZ	4.0	3.0	1930	$2,000	$1.04	45d	1	0.21mi
8984 N Eaglestone Loop Tucson, AZ	4.0	2.5	2368	$2,300	$0.97	5d	1	0.44mi
9019 N Grafton Ave Tucson, AZ	4.0	3.0	2351	$3,200	$1.36	45d	1	0.72mi
5083 W Calle Vista del Sur Tucson, AZ	3.0	2.5	2658	$3,099	$1.17	22d	1	0.93mi
5083 W Calle Vista del Sur Tucson, AZ	3.0	2.5	2658	$3,099	$1.17	25d	1	0.93mi
9906 N Niobrara Way Tucson, AZ	3.0	2.0	1844	$2,095	$1.14	25d	1	1.01mi
8796 N Norway Spruce Rd Tucson, AZ	4.0	3.0	2301	$2,495	$1.08	45d	1	1.40mi
8760 N Norway Spruce Rd Tucson, AZ	4.0	3.0	2301	$2,200	$0.96	45d	1	1.44mi

Listing history 33 events

1. 2026-06-21
   days on market $324,950 Active 147 DOM
2. 2026-06-18
   days on market $324,950 Active 144 DOM
3. 2026-06-17
   days on market $324,950 Active 143 DOM
4. 2026-06-16
   days on market $324,950 Active 142 DOM
5. 2026-06-15
   days on market $324,950 Active 141 DOM
6. 2026-06-13
   days on market $324,950 Active 139 DOM
7. 2026-06-13
   days on market $324,950 Active 138 DOM
8. 2026-06-10
   pricedays on market $324,950 Active 136 DOM
9. 2026-06-09
   days on market $349,950 Active 135 DOM
10. 2026-06-08
    days on market $349,950 Active 134 DOM
11. 2026-06-07
    days on market $349,950 Active 133 DOM
12. 2026-06-05
    days on market $349,950 Active 130 DOM
13. 2026-06-03
    days on market $349,950 Active 129 DOM
14. 2026-06-02
    days on market $349,950 Active 128 DOM
15. 2026-06-01
    days on market $349,950 Active 127 DOM
16. 2026-05-31
    days on market $349,950 Active 126 DOM
17. 2026-04-06
    price $349,950 781-char remark

    Show marketing remark (781 chars)

    Home, sweet home! This lovely 4-bedroom home welcomes you with a serene living/dining room with vaulted ceilings, a soothing palette, and wood-look flooring. You'll also find a spacious great room for intimate evenings with loved ones. The well-appointed kitchen comes with granite counters, a striking tile backsplash, ample wood cabinetry, and an island with a breakfast bar. Spend peaceful afternoons in the bright sunroom, perfect for enjoying the warm Arizona weather. Double doors lead to a main bedroom, offering a private bathroom with dual sinks and a jetted tub for ultimate relaxation. You'll also find a spacious bonus room for a versatile space you can customize. Venture out onto the backyard, which includes a covered patio for dining al fresco. Make this gem yours!

18. 2026-02-25
    price $374,950 781-char remark

    Show marketing remark (781 chars)

    Home, sweet home! This lovely 4-bedroom home welcomes you with a serene living/dining room with vaulted ceilings, a soothing palette, and wood-look flooring. You'll also find a spacious great room for intimate evenings with loved ones. The well-appointed kitchen comes with granite counters, a striking tile backsplash, ample wood cabinetry, and an island with a breakfast bar. Spend peaceful afternoons in the bright sunroom, perfect for enjoying the warm Arizona weather. Double doors lead to a main bedroom, offering a private bathroom with dual sinks and a jetted tub for ultimate relaxation. You'll also find a spacious bonus room for a versatile space you can customize. Venture out onto the backyard, which includes a covered patio for dining al fresco. Make this gem yours!

19. 2026-01-25
    listed $394,950 Active 781-char remark

    Show marketing remark (781 chars)

    Home, sweet home! This lovely 4-bedroom home welcomes you with a serene living/dining room with vaulted ceilings, a soothing palette, and wood-look flooring. You'll also find a spacious great room for intimate evenings with loved ones. The well-appointed kitchen comes with granite counters, a striking tile backsplash, ample wood cabinetry, and an island with a breakfast bar. Spend peaceful afternoons in the bright sunroom, perfect for enjoying the warm Arizona weather. Double doors lead to a main bedroom, offering a private bathroom with dual sinks and a jetted tub for ultimate relaxation. You'll also find a spacious bonus room for a versatile space you can customize. Venture out onto the backyard, which includes a covered patio for dining al fresco. Make this gem yours!

20. 2024-03-05
    soldstatus $465,000 Closed 132-char remark

    Show marketing remark (132 chars)

    Turn-key home featuring ADA adaptations and no HOA. Energy savings with owned Solar electric and an insulated & exhausted attic.

21. 2024-03-05
    soldstatus $465,000

    Show marketing remark (132 chars)

    Turn-key home featuring ADA adaptations and no HOA. Energy savings with owned Solar electric and an insulated & exhausted attic.

22. 2024-01-06
    listed Active Contingent 132-char remark

    Show marketing remark (132 chars)

    Turn-key home featuring ADA adaptations and no HOA. Energy savings with owned Solar electric and an insulated & exhausted attic.

23. 2024-01-05
    listed $480,000 132-char remark

    Show marketing remark (132 chars)

    Turn-key home featuring ADA adaptations and no HOA. Energy savings with owned Solar electric and an insulated & exhausted attic.

24. 2023-11-15
    historical
25. 2023-10-12
    price $469,900
26. 2023-08-03
    listed $475,000 Active
27. 2004-02-24
    soldstatus $164,900
28. 2004-02-24
    soldstatus $164,890
29. 2003-12-08
    listed $164,900
30. 2003-12-08
    historical
31. 2003-10-23
    listed $174,900
32. 1994-03-24
    soldstatus $115,750
33. 1992-07-02
    soldstatus $109,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $2,991 · $249/mo
• Projected year-2 tax: $2,991 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 15 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: $29,921
• − Mortgage interest: −$18,202
• − Property taxes: −$2,991
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$9,453
• Taxable loss: −$7,137
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $286/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: Marana Unified District (4404)
• NCES district ID: 0404630
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $65,282
• Composite: 30.96/100
• National rank: #6103
• State rank: #83 of 249 in AZ

Livability — Marana

• Score: 67/100
• State rank: #67
• US rank: #11113

Category grades

Amenities F Commute F Cost of living C Crime A Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pima County · 1,012,107 people
• City population: 39,625
• Metro: Tucson, AZ
• Population (ZIP): 31,613
• Household income: $98,844
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 375.0

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 White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▼ -164.07%
• Current HPI: 268.0313
• Rent YoY: ▲ 4.18%
• 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

+221.1% since first listed

17 events — show timeline

• 2026-04-06 Price Changed $349,950 MLSSAZ
• 2026-02-25 Price Changed $374,950 MLSSAZ
• 2026-01-25 Listed $394,950 MLSSAZ
• 2024-03-05 Sold (Public Records) $465,000 Public Records
• 2024-03-05 Sold (MLS) $465,000 MLSSAZ
• 2024-01-06 Listed — MLSSAZ
• 2024-01-05 Listed $480,000 MLSSAZ
• 2023-11-15 Listing Removed — MLSSAZ
• 2023-10-12 Price Changed $469,900 MLSSAZ
• 2023-08-03 Listed $475,000 MLSSAZ
• 2004-02-24 Sold (Public Records) $164,890 Public Records
• 2004-02-24 Sold (MLS) $164,900 MLSSAZ
• 2003-12-08 Listing Removed — MLSSAZ
• 2003-12-08 Listed $164,900 MLSSAZ
• 2003-10-23 Listed $174,900 MLSSAZ
• 1994-03-24 Sold (Public Records) $115,750 Public Records
• 1992-07-02 Sold (Public Records) $109,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,991 · +34.1% YoY. Source: county tax records.