2640 S Cottonwood Ln #98 · Tucson, AZ 85713

$109,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 3 Days on market

Built 1972 Average condition 6,960 sqft lot Est $144k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this amazing land/home package deal, which sits in a quiet friendly family neighborhood. This spacious home is 1440 SQFT of well-maintained living space with 2 bedrooms, 2-bathrooms. This home features a bright and open feel. Recent updates include updated electrical and a large lot. Conveniently located near I-10, offering easy access to shopping, dining, a community garden and more. Don't miss out on this great opportunity--schedule your showing today!

Key facts

• Updated electrical
• Large lot
• Community garden

Tags

• UPDATED ELECTRICAL
• LARGE LOT
• EASY ACCESS TO SHOPPING
• COMMUNITY GARDEN

Property features AI

Finance

• Other: Zoned Tucson - MH1
• HOA & community: Community pool

Exterior

• Parking: Attached garage; 1 carport / covered space
• Utilities: Public water; Sewer connected
• Home design: Mobile home; Single-story
• Construction: Frame construction; Metal roof
• Exterior features: Covered patio; Chain link fencing; North/South exposure; Paved city-maintained road

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Electric range; Covered laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.8% 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-, crime F, employment D-.
• Tucson Unified District (4403) (urban): math 14% / reading 23% proficiency, ranked #190 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tolson Elementary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 372 students, 72% FRL); Mansfeld Middle Magnet School (math 14% / reading 26%, grade F, #127 of 218 statewide, top 60%, 817 students, 60% FRL); Cholla High School (math 2% / reading 17%, grade F, #343 of 381 statewide, top 93%, 1,760 students, 62% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents flat; 264 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 34% of the median local income ($53k/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 $760 of loan paydown is wiped out by about $3k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2640 S Cottonwood Ln #63	0.00mi	3/2.0 (+1)	1,512 (+5%)	4mo	$160,000	$106	84
2640 S Cottonwood Ln #44	0.00mi	3/2.0 (+1)	1,512 (+5%)	20mo	$151,000	$100	70
2640 S Cottonwood Ln #81	0.00mi	3/1.5 (+1)	1,365 (-5%)	22mo	$50,000	$37	66
2640 S Cottonwood Ln #71	0.00mi	3/2.0 (+1)	1,238 (-14%)	20mo	$122,795	$99	55
2640 S Cottonwood Ln #94	0.00mi	3/2.0 (+1)	1,248 (-13%)	23mo	$152,500	$122	54

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,554
• Equity at exit: $16,386

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $22,299
• Equity at exit: $9,502

Cash invested: $30,772 (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 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $414

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 67%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2640 S Cottonwood Ln Unit 13 Tucson, AZ	3.0	2.0	1200	$1,395	$1.16	44d	1	0.03mi
1325 W Silverlake Rd Tucson, AZ	2.0–3.0	2.0	990	$1,400	$1.41	11d	2	0.48mi
2410 S Mission Rd Tucson, AZ	3.0	1.0–2.0	620	$1,175	$1.90	44d	10	0.58mi
2800 S Mission Rd Tucson, AZ	3.0	1.0–2.0	663	$1,252	$1.89	1d	23	0.62mi
1808 W Caravelle Rd Tucson, AZ	2.0	2.0	1260	$1,395	$1.11	44d	1	0.77mi
3655 S San Rafael Pl Tucson, AZ	3.0	1.0	1204	$1,650	$1.37	44d	1	0.97mi
3420 S Clark Ave Tucson, AZ	3.0	2.0	1100	$1,495	$1.36	11d	1	0.98mi
4050 S Kostka Ave Tucson, AZ	3.0	1.0	1568	$1,895	$1.21	1d	1	1.08mi
3450 S Liberty Ave Unit 2 Tucson, AZ	3.0	2.0	950	$1,475	$1.55	44d	1	1.11mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,700	$1.62	44d	1	1.13mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,800	$1.71	14d	1	1.13mi
1754 W Pueblo Vista Blvd Tucson, AZ	3.0	3.0	1206	$1,705	$1.41	20d	1	1.15mi
920 W Starr Pass Blvd Tucson, AZ	3.0	2.0	1362	$1,895	$1.39	44d	1	1.17mi
425 W 26th St Tucson, AZ	3.0	2.0	1250	$1,450	$1.16	44d	1	1.20mi
3638 S 9th Ave Tucson, AZ	3.0	1.0	945	$1,600	$1.69	3d	1	1.33mi
135 W 26th St Tucson, AZ	3.0	2.0	1700	$2,450	$1.44	44d	1	1.40mi
3917 S Liberty Ave Tucson, AZ	3.0	2.0	1044	$1,590	$1.52	3d	1	1.44mi
202 E 32nd St Tucson, AZ	3.0	1.0	1251	$1,599	$1.28	23d	1	1.47mi
202 E 32nd St Tucson, AZ	3.0	1.0	1251	$1,599	$1.28	2d	1	1.47mi
1314 S 8th Ave Unit 1515896P Tucson, AZ	3.0	2.0	1496	$4,852	$3.24	3d	1	1.49mi

Listing history 5 events

1. 2026-06-18
   price $109,900 Active 3 DOM
2. 2026-06-18
   days on market $119,000 Active 3 DOM
3. 2026-06-17
   days on market $119,000 Active 2 DOM
4. 2026-06-15
   remarks 467-char remark
5. 2026-06-15
   listed $119,000 Active 1 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $17,832
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,197
• Taxable income: $3,428
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $4,151/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

Average 55/100 Moderate rehab

This home requires moderate repairs and maintenance, with updates to paint, landscaping, and appliances to increase its resale and rental value.

Repairs flagged

• Minor Kitchen appliances — Older appliances may need replacement.
• Minor Paint touch-up — Paint appears to be in good condition, but may need touch-up.
• Minor Landscaping — Landscaping could benefit from some updates to enhance curb appeal.

Value-add opportunities

• Resale Paint touch-up — Enhances the home's appearance and can be done quickly.
• Rental Landscaping — Improves curb appeal and can attract tenants.
• Both New kitchen appliances — Enhances the home's appeal and can be done in phases.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Older appliances may need replacement.	Minor	$500–3,000
Paint touch-up · Paint appears to be in good condition, but may need touch-up.	Minor	$500–3,000
Landscaping · Landscaping could benefit from some updates to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint touch-up — Enhances the home's appearance and can be done quickly. ↑
• Rental Landscaping — Improves curb appeal and can attract tenants. ↑
• Both New kitchen appliances — Enhances the home's appeal and can be done in phases. ↑

ⓘ 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: Tucson Unified District (4403)
• NCES district ID: 0408800
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $40,962
• Composite: 15.78/100
• National rank: #9270
• State rank: #190 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): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1517.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• 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

1 event — show timeline

• 2026-06-15 Listed $119,000 MLSSAZ