5617 S Masterson Ave · Tucson, AZ 85706

$139,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 70 Days on market

Built 1979 7,144 sqft lot $142/sqft · 25% below area Est $185k · 25% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all cash buyers!! Give your best offer, were ready to close! Whether your looking for land in town to build your home on, or an Investor looking for their next project. This 7,000 sqft land is Close to shopping and growing areas! All trailers convey!

Key facts

• Land in town
• Close to shopping
• 7,144 sq ft lot

Tags

• LAND IN TOWN
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 113 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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 $961 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 70 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $139k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $185,379
• List price: $139,000
• Delta: -25.02%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5766 S Bonney Ave	0.27mi	2/1.0	1,000 (+2%)	9mo	$110,000	$110	76
3348 E Holladay St	0.06mi	3/2.0 (+1)	1,056 (+8%)	4mo	$240,000	$227	72
3240 E Milton Rd	0.27mi	3/2.0 (+1)	1,024 (+4%)	11mo	$195,000	$190	61
5740 S Jones Ave	0.22mi	3/2.0 (+1)	960 (-2%)	24mo	$228,000	$238	58
5729 S Masterson Ave	0.14mi	2/2.0	840 (-14%)	13mo	$200,000	$238	55

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-5,534
• Equity at exit: $20,725

10-year hold

• IRR: 2.7%
• Equity multiple: 1.17×
• Total profit: $6,778
• Equity at exit: $12,018

Cash invested: $38,920 (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: 113
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$729
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $329

Break-even live

Break-even rent $1,032

Max offer price $139,000

Occupancy floor 72%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5405 S Masterson Ave Unit 2 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	1d	1	0.28mi
5405 S Masterson Ave #1 Tucson, AZ	3.0	2.0	1076	$1,600	$1.49	2d	1	0.28mi
3074 E Via Genovesa Tucson, AZ	2.0	2.0	947	$1,560	$1.65	3d	1	0.30mi
5515 S Forgeus Ave Tucson, AZ	1.0–3.0	1.0–2.0	742	$1,057	$1.42	1d	37	0.70mi
5000 S Country Club Rd Tucson, AZ	1.0–2.0	1.0	637	$1,120	$1.76	3d	16	0.85mi
2602 E Walnut St Unit 1 Tucson, AZ	2.0	1.0	890	$1,095	$1.23	23d	1	0.89mi
2145 E Calle Gran Desierto Tucson, AZ	2.0	2.0	1043	$1,495	$1.43	1d	1	1.10mi
6016 S Avenida Ribero Tucson, AZ	2.0	2.0	1024	$1,400	$1.37	23d	1	1.16mi
4167 E Market St Tucson, AZ	3.0	2.0	1114	$2,100	$1.89	43d	1	1.17mi
4184 E Market St Tucson, AZ	3.0	2.0	1008	$1,605	$1.59	23d	1	1.18mi
6288 S Flowing Water Pl Tucson, AZ	3.0	2.0	1120	$1,500	$1.34	16d	1	1.26mi
6046 S Avenida Talca Tucson, AZ	2.0	2.0	969	$1,495	$1.54	43d	1	1.34mi
6272 Spruce Goose Ave Tucson, AZ	2.0	1.0	1015	$1,675	$1.65	21d	1	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $139,000 Active 70 DOM
2. 2026-06-17
   days on market $139,000 Active 69 DOM
3. 2026-06-16
   days on market $139,000 Active 68 DOM
4. 2026-06-15
   days on market $139,000 Active 67 DOM
5. 2026-06-13
   days on market $139,000 Active 65 DOM
6. 2026-06-13
   days on market $139,000 Active 64 DOM
7. 2026-06-10
   days on market $139,000 Active 62 DOM
8. 2026-06-09
   days on market $139,000 Active 61 DOM
9. 2026-06-08
   days on market $139,000 Active 60 DOM
10. 2026-06-07
    days on market $139,000 Active 59 DOM
11. 2026-06-05
    days on market $139,000 Active 56 DOM
12. 2026-06-03
    days on market $139,000 Active 55 DOM
13. 2026-06-02
    days on market $139,000 Active 54 DOM
14. 2026-06-01
    days on market $139,000 Active 53 DOM
15. 2026-05-31
    days on market $139,000 Active 52 DOM
16. 2026-04-09
    listed $139,000 Active 260-char remark

    Show marketing remark (260 chars)

    Calling all cash buyers!! Give your best offer, were ready to close! Whether your looking for land in town to build your home on, or an Investor looking for their next project. This 7,000 sqft land is Close to shopping and growing areas! All trailers convey!

17. 2026-01-06
    historical
18. 2025-11-12
    listed $140,000 Active
19. 1997-05-16
    soldstatus $46,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$573/yr (+$48/mo · 166.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 18 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: $17,384
• − Mortgage interest: −$7,786
• − Property taxes: −$345
• − Insurance: −$695
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$4,044
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,530/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: 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

• 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

+202.2% since first listed

4 events — show timeline

• 2026-04-09 Listed $139,000 MLSSAZ
• 2026-01-06 Listing Removed — MLSSAZ
• 2025-11-12 Listed $140,000 MLSSAZ
• 1997-05-16 Sold (Public Records) $46,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $345 · +5.8% YoY. Source: county tax records.