2305 W Ruthrauff Rd Unit C9 · Flowing Wells, AZ 85705

$139,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 539 Days on market

Manufactured home 55+ age-restricted Built 2025 Excellent condition $139/sqft · 7% below area Est $150k · 7% 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).

• Cash flow +13.8/30.0
• ARV discount +10.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -3.9

Listing remarks MLS

This beautiful NEW Home features 2 bedrooms and 2 bathrooms and is located in the Bella Capri 55+ community in Tucson, AZ. The home boasts a spacious living room, master bedroom, and kitchen. The exterior of the home includes a carport and a shed for extra storage, while the interior features central A/C, washer/dryer hookups, a hot water heater, oven, fridge, dishwasher, and microwave. Bella Capri is a charming 55+ community located in the heart of Tucson, known for its beautiful surroundings and convenient amenities. Residents of Bella Capri can enjoy access to a clubhouse, swimming pool, and fitness center, perfect for staying active and socializing with neighbors. The community is also situated near shopping centers, restaurants, and entertainment options, making it an ideal place to call home. Additionally, Bella Capri is pet-friendly, allowing residents to bring their furry friends along to enjoy the community's peaceful and welcoming atmosphere.

Key facts

• Built 2025
• Listed 538 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.2% below list).
• Recommended offer: $120k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% 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: crime F, amenities F, employment F.
• Flowing Wells Unified District (4405) (suburban): math 23% / reading 30% proficiency, ranked #143 of 249 in AZ (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Centennial Elementary School (math 25% / reading 32%, grade F, #580 of 1,109 statewide, top 53%, 448 students, 81% FRL); Flowing Wells Junior High School (math 24% / reading 28%, grade F, #100 of 218 statewide, top 47%, 818 students, 74% FRL); Flowing Wells High School (math 22% / reading 24%, grade F, #208 of 381 statewide, top 55%, 1,694 students, 65% FRL).
• Market conditions: Rents flat; 315 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); 55% 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).
• This rent runs 39% of the median local income ($37k/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 $967 of loan paydown is wiped out by about $4k 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 539 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,050 (14.2% 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 539 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $150,000
• List price: $139,900
• Delta: -6.73%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4935 N Jay Ave	0.31mi	2/2.0	980 (-3%)	0mo	$177,250	$181	81
4832 N Casas Serenas Dr	0.18mi	2/2.0	980 (-3%)	13mo	$181,000	$185	76
4981 N Sullinger Ave	0.28mi	2/2.0	1,120 (+11%)	12mo	$215,000	$192	59
2420 W Calle Comodo	0.33mi	2/2.0	896 (-11%)	9mo	$103,500	$116	58
5000 N La Cholla Blvd #31	0.34mi	3/2.0 (+1)	1,050 (+4%)	17mo	$65,000	$62	58
4897 N River Vista Dr	0.40mi	3/2.0 (+1)	1,144 (+14%)	1mo	$179,500	$157	53
5000 N La Cholla Blvd #86	0.34mi	3/2.0 (+1)	900 (-11%)	10mo	$42,000	$47	52
4909 N River Vista Dr	0.41mi	3/2.0 (+1)	1,144 (+14%)	4mo	$209,900	$183	50
2211 W Wetmore Rd	0.51mi	3/2.0 (+1)	924 (-8%)	9mo	$150,000	$162	50
1735 W Seabrooke Dr	0.70mi	2/2.0	1,056 (+5%)	13mo	$215,000	$204	49
4849 N River Vista Dr	0.38mi	3/2.0 (+1)	1,115 (+11%)	18mo	$180,000	$161	44
4439 N Old Romero Rd #49	0.63mi	3/2.0 (+1)	1,150 (+14%)	15mo	$45,000	$39	29

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-27,001
• Equity at exit: $20,860

10-year hold

• IRR: -20.8%
• Equity multiple: 0.05×
• Total profit: $-37,295
• Equity at exit: $12,096

Cash invested: $39,172 (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: 15 active · 9 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $49,900 ($47/sqft)
• Median days on market: 105 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +214.9% above current asking $/sqft

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

ZIP-level market 85705

• Rents YoY: 0.3%
• Active inventory: 315
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-18

Break-even live

Break-even rent $1,224

Max offer price $137,234

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $30	+0% $-18	+5% $-67	+10% $-115
Rent	-10% $-113	-5% $-66	+0% $-18	+5% $29	+10% $76
Rate	-1.0pp $52	-0.5pp $17	base $-18	+0.5pp $-55	+1.0pp $-92

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 W Calle Fortunado Tucson, AZ	3.0	2.0	1300	$1,500	$1.15	120d	1	0.26mi
4861 N River Vista Dr Tucson, AZ	3.0	2.0	1144	$1,500	$1.31	131d	1	0.36mi
2310 W Diamond St Tucson, AZ	3.0	2.0	1350	$1,800	$1.33	2d	2	0.40mi
4618 N Courtney Dr Tucson, AZ	2.0	1.0	915	$1,545	$1.69	29d	1	0.49mi
4734 N Laird Way Tucson, AZ	2.0	2.0	1205	$1,700	$1.41	55d	1	0.51mi
2416 W Chris Oliver Way Tucson, AZ	3.0	2.5	1441	$1,895	$1.32	133d	1	0.63mi
4957 N Sunrise Ave Unit 1 Tucson, AZ	3.0	2.0	1079	$1,400	$1.30	126d	1	0.66mi
4957 N Sunrise Ave Unit 2 Tucson, AZ	2.0	1.0	803	$1,075	$1.34	155d	1	0.66mi
1925 W River Rd Tucson, AZ	2.0	2.0	1110	$1,841	$1.66	29d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$1,924	$1.47	19d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,805	$2.30	11d	1	0.73mi
1925 W River Rd Tucson, AZ	2.0	2.0	1150	$2,128	$1.85	5d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,660	$2.11	21d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,762	$2.24	13d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$2,045	$1.56	34d	1	0.73mi
1925 W River Rd Tucson, AZ	3.0	2.0	1313	$2,002	$1.52	2d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0	1.0	786	$1,574	$2.00	0d	1	0.73mi
1925 W River Rd Tucson, AZ	1.0–3.0	1.0–2.0	1049	$1,834	$1.75	103d	11	0.73mi
5132 Prairie Clover Trl Tucson, AZ	3.0–4.0	2.5	1604	$2,101	$1.31	0d	5	0.75mi
1865 W La Osa St Tucson, AZ	2.0	1.0	821	$1,450	$1.77	184d	1	0.76mi
1696 W Blue Horizon St Tucson, AZ	3.0	2.5	1295	$1,750	$1.35	108d	1	0.76mi
1841 W La Osa St Tucson, AZ	2.0	1.0	821	$1,325	$1.61	126d	1	0.80mi
1622 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,700	$1.26	1d	1	0.81mi
1619 W Bitter Orange St Tucson, AZ	3.0	2.0	1344	$1,700	$1.26	55d	1	0.82mi
5077 N Fortune Teller Way Tucson, AZ	3.0	2.5	1370	$1,875	$1.37	158d	1	0.86mi
1599 W Homecoming Way Tucson, AZ	3.0	2.5	1370	$1,950	$1.42	10d	1	0.86mi
5416 N Bramble Brook Ln Tucson, AZ	3.0	2.0	1483	$1,850	$1.25	144d	1	0.87mi
2277 W Floral Cliff Way Tucson, AZ	3.0	2.0	1450	$1,700	$1.17	112d	1	0.89mi
4117 N Gregorio Cir Tucson, AZ	2.0	2.0	1344	$1,800	$1.34	10d	1	0.89mi
5362 N Mesquite Bosque Way Tucson, AZ	3.0	2.0	1174	$1,695	$1.44	10d	1	0.90mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,012	$1.23	10d	4	0.93mi
5021 N Kevy Pl Tucson, AZ	3.0	2.0	1350	$1,650	$1.22	10d	1	0.95mi
5501 N Lazybrook Pl Tucson, AZ	3.0	2.0	1303	$2,100	$1.61	130d	1	1.01mi
5422 N Royal Palm Dr Unit 2- 3 bd -2 bth Tucson, AZ	3.0	2.0	1000	$2,000	$2.00	120d	1	1.04mi
2617 W Lazybrook Dr Tucson, AZ	3.0	2.0	1303	$1,595	$1.22	37d	1	1.08mi
4751 N Flowing Wells Rd Tucson, AZ	3.0	3.0	1500	$1,500	$1.00	184d	1	1.08mi
2351 W Placita Algodon Tucson, AZ	3.0	2.0	1473	$1,800	$1.22	131d	1	1.11mi
3023 W Emerald Cir Tucson, AZ	2.0	1.0	700	$800	$1.14	116d	1	1.13mi
1311 W Wheatridge Dr Tucson, AZ	3.0	2.0	1418	$1,725	$1.22	127d	1	1.21mi
5100 N La Canada Dr Tucson, AZ	1.0–2.0	1.0–2.0	812	$1,663	$2.05	1d	26	1.21mi

Listing history 50 events

1. 2026-11-08
   days on market $139,900 Active 539 DOM
2. 2026-11-07
   days on market $139,900 Active 538 DOM
3. 2026-11-06
   days on market $139,900 Active 537 DOM
4. 2026-11-05
   days on market $139,900 Active 536 DOM
5. 2026-11-04
   days on market $139,900 Active 535 DOM
6. 2026-11-02
   days on market $139,900 Active 533 DOM
7. 2026-11-01
   days on market $139,900 Active 532 DOM
8. 2026-10-31
   days on market $139,900 Active 531 DOM
9. 2026-10-30
   days on market $139,900 Active 530 DOM
10. 2026-10-29
    days on market $139,900 Active 529 DOM
11. 2026-10-28
    days on market $139,900 Active 528 DOM
12. 2026-10-27
    days on market $139,900 Active 527 DOM
13. 2026-10-26
    days on market $139,900 Active 526 DOM
14. 2026-10-26
    days on market $139,900 Active 525 DOM
15. 2026-10-24
    days on market $139,900 Active 524 DOM
16. 2026-10-23
    days on market $139,900 Active 523 DOM
17. 2026-10-22
    days on market $139,900 Active 522 DOM
18. 2026-10-21
    days on market $139,900 Active 521 DOM
19. 2026-10-20
    days on market $139,900 Active 520 DOM
20. 2026-10-19
    days on market $139,900 Active 519 DOM
21. 2026-10-18
    days on market $139,900 Active 518 DOM
22. 2026-10-17
    days on market $139,900 Active 517 DOM
23. 2026-10-16
    days on market $139,900 Active 516 DOM
24. 2026-10-15
    days on market $139,900 Active 515 DOM
25. 2026-10-14
    days on market $139,900 Active 514 DOM
26. 2026-10-13
    days on market $139,900 Active 513 DOM
27. 2026-10-12
    days on market $139,900 Active 512 DOM
28. 2026-10-11
    days on market $139,900 Active 511 DOM
29. 2026-10-10
    days on market $139,900 Active 510 DOM
30. 2026-10-09
    days on market $139,900 Active 509 DOM
31. 2026-10-08
    pricedays on market $139,900 Active 508 DOM
32. 2026-10-07
    days on market $145,900 Active 507 DOM
33. 2026-10-06
    days on market $145,900 Active 506 DOM
34. 2026-10-05
    days on market $145,900 Active 505 DOM
35. 2026-10-04
    days on market $145,900 Active 504 DOM
36. 2026-10-04
    days on market $145,900 Active 503 DOM
37. 2026-10-02
    days on market $145,900 Active 502 DOM
38. 2026-10-01
    days on market $145,900 Active 501 DOM
39. 2026-09-30
    days on market $145,900 Active 500 DOM
40. 2026-09-29
    days on market $145,900 Active 499 DOM
41. 2026-09-28
    days on market $145,900 Active 498 DOM
42. 2026-09-27
    days on market $145,900 Active 497 DOM
43. 2026-09-25
    days on market $145,900 Active 495 DOM
44. 2026-09-24
    days on market $145,900 Active 494 DOM
45. 2026-09-23
    days on market $145,900 Active 493 DOM
46. 2026-09-22
    days on market $145,900 Active 492 DOM
47. 2026-09-21
    days on market $145,900 Active 491 DOM
48. 2026-09-20
    days on market $145,900 Active 490 DOM
49. 2026-09-19
    days on market $145,900 Active 489 DOM
50. 2026-09-18
    days on market $145,900 Active 488 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 12 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: $14,406
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,070
• Taxable loss: −$2,603
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $404/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 · 13 photos

Excellent 95/100 None rehab

This beautiful, move-in-ready home in the Bella Capri 55+ community is in excellent condition with modern appliances and a clean, well-maintained exterior. It offers a great opportunity for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping the front yard — A well-maintained front yard with greenery can improve the home's curb appeal and add value to the property. ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Centennial Elementary School F AZ #580/1,109 Nat'l #28,012/41,679 Middle Flowing Wells Junior High School F AZ #100/218 Nat'l #10,089/14,009 High Sentinel Peak High School

Schools (NCES district)

• District: Flowing Wells Unified District (4405)
• NCES district ID: 0403010
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $33,361
• Composite: 21.69/100
• National rank: #8271
• State rank: #143 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%
• 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: ▲ 0.30%
• Metro: Tucson, AZ
• 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

7 events — show timeline

• 2026-03-07 Relisted — Zillow
• 2026-03-07 Delisted — Zillow
• 2025-09-24 Relisted — Zillow
• 2025-09-23 Delisted — Zillow
• 2025-09-18 Relisted — Zillow
• 2025-09-16 Delisted — Zillow
• 2025-05-15 Listed $159,900 Zillow