1135 W Prince Rd #38 · Tucson, AZ 85705

$54,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 171 Days on market

Manufactured home Built 2026 Good condition $57/sqft · 35% below area Est $84k · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Schools +2.1/10.0
• Manufactured-home adj. -6.4

Listing remarks

Welcome to Cielo Vista, a unique manufactured home community designed for the convenience of our residents. Our experienced and professional management staff handles the day-to-day responsibilities of the community, so you can enjoy the beautifully landscaped grounds and contemporary amenities planned with your family in mind. Located just 5 miles from Downtown Tucson, our community sits inside of a top-rated school district. Around your home, there are many things to do such as shopping at Mercado San Augustin, 4th Avenue Shops, and Lost Barrio, as well as dining out at favorite local restaurants like The Grill at Hacienda del Sol and Bobo's Restaurant.

Key facts

• Swimming pool
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.8% 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-.
• 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: Douglas Elementary School (math 9% / reading 21%, grade F, #871 of 1,109 statewide, top 80%, 554 students, 90% 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 at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.46%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $84,500
• List price: $54,900
• Delta: -35.03%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3115 N Fairview Ave #129	0.50mi	2/2.0	1,120 (+17%)	10mo	$29,000	$26	43
3115 N Fairview Ave #22	0.50mi	2/2.0	1,150 (+20%)	20mo	$25,000	$22	35
633 W Simmons Rd	0.61mi	3/2.0 (+1)	1,152 (+20%)	8mo	$185,000	$161	34
620 W Limberlost Dr #18	1.11mi	2/2.0	780 (-19%)	8mo	$25,000	$32	34
1257 W Garnette St	0.90mi	3/2.5 (+1)	841 (-12%)	5mo	$140,000	$166	33
3000 N Romero Rd Unit A9	0.74mi	2/1.0	784 (-18%)	4mo	$11,000	$14	33
850 W Limberlost Dr	0.97mi	3/1.0 (+1)	911 (-5%)	18mo	$118,000	$130	32
4100 N Romero Rd #165	1.08mi	2/1.5	840 (-12%)	16mo	$50,000	$60	29
642 W Florence St	0.97mi	2/1.0	840 (-12%)	20mo	$75,000	$89	24

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: 15.9%
• Equity multiple: 1.62×
• Total profit: $9,525
• Equity at exit: $8,186

10-year hold

• IRR: 22.5%
• Equity multiple: 2.69×
• Total profit: $25,910
• Equity at exit: $4,747

Cash invested: $15,372 (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: 23 active · 2 under contract
• Months of supply: 69.0 mo (1%/mo absorbed)
• Median asking: $49,900 ($48/sqft)
• Median days on market: 34 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: +83.7% 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: 5.1×

Monthly cashflow live

• Estimated rent: $893 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $326

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 58%

Sensitivity live

Price	-10% $364	-5% $345	+0% $326	+5% $307	+10% $288
Rent	-10% $256	-5% $291	+0% $326	+5% $361	+10% $397
Rate	-1.0pp $354	-0.5pp $340	base $326	+0.5pp $312	+1.0pp $297

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: $13,725
• Closing costs: $1,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3521 N Flowing Wells Rd Fl 3521-11 Tucson, AZ	2.0	1.0	800	$1,099	$1.37	10d	1	0.21mi
3521 N Flowing Wells Rd Fl 3521-3 Tucson, AZ	1.0	1.0	575	$895	$1.56	10d	1	0.21mi
1443 W Kilburn St Apt 1103 Tucson, AZ	2.0	2.0	1033	$1,400	$1.36	10d	1	0.27mi
1443 W Kilburn St Apt 1103 Tucson, AZ	2.0	2.0	1033	$1,400	$1.36	29d	1	0.27mi
1443 W Kilburn St Apt 1102 Tucson, AZ	2.0	2.0	1033	$1,400	$1.36	120d	1	0.27mi
1442 W Kilburn St Unit 1442-3 Tucson, AZ	1.0	1.0	650	$900	$1.38	10d	1	0.28mi
1448 W Kilburn St Tucson, AZ	2.0	1.0	910	$1,350	$1.48	184d	1	0.30mi
1448 W Kilburn St Unit G Tucson, AZ	2.0	1.0	910	$1,350	$1.48	6d	1	0.30mi
1448 W Kilburn St Apt F Tucson, AZ	2.0	1.0	910	$1,350	$1.48	29d	1	0.30mi
1333 W Navajo St Unit 01 Tucson, AZ	2.0	1.0	806	$995	$1.23	1d	1	0.37mi
3742 N Fairview Ave Tucson, AZ	2.0	1.0	756	$850	$1.12	10d	1	0.46mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	184d	1	0.47mi
1329 W Knox St Tucson, AZ	3.0	2.0	1040	$1,500	$1.44	10d	1	0.50mi
570 W Prince Rd Tucson, AZ	1.0–2.0	1.0	788	$975	$1.24	184d	13	0.60mi
3055 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	652	$1,160	$1.78	7d	7	0.61mi
3055 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	564	$1,240	$2.20	43d	13	0.61mi
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$1,149	$1.83	10d	3	0.61mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$1,054	$1.71	0d	14	0.62mi
1215 W Roger Rd Unit 1241-14 Tucson, AZ	1.0	1.0	670	$895	$1.34	184d	1	0.63mi
1215 W Roger Rd Unit 1201-01 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	184d	1	0.63mi
1215 W Roger Rd Unit 1241-04 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	157d	1	0.63mi
1215 W Roger Rd Unit 1241-10 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	131d	1	0.63mi
1215 W Roger Rd Unit 1201-13 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	144d	1	0.63mi
1215 W Roger Rd Unit 1215-11 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	144d	1	0.63mi
557 W Thurber Rd Tucson, AZ	1.0–2.0	1.0	672	$1,050	$1.56	112d	3	0.63mi
557 W Thurber Rd Unit 59 Tucson, AZ	2.0	1.0	800	$1,050	$1.31	108d	1	0.63mi
1215 W Roger Rd Tucson, AZ	1.0–3.0	1.0–1.5	835	$1,245	$1.49	7d	11	0.63mi
520 W Prince Rd Tucson, AZ	1.0–2.0	1.0	557	$951	$1.71	0d	15	0.69mi
1501 W Roger Rd Tucson, AZ	2.0	1.0	850	$995	$1.17	184d	1	0.70mi
1543 W Roger Rd Tucson, AZ	2.0	2.0	925	$975	$1.05	29d	1	0.73mi
532 W Simmons Rd Tucson, AZ	1.0	1.0	566	$1,000	$1.77	158d	1	0.75mi
4111 N Flowing Wells Rd Tucson, AZ	2.0	2.0	1096	$1,570	$1.43	10d	2	0.85mi
1248 W Limberlost Dr Tucson, AZ	2.0	1.0	720	$1,125	$1.56	2d	1	0.88mi
1248 W Limberlost Dr Tucson, AZ	2.0	1.0	720	$1,175	$1.63	11d	1	0.88mi
1248 W Limberlost Dr Unit 1 Tucson, AZ	2.0	1.0	720	$1,075	$1.49	2d	1	0.88mi
324 W Navajo Rd Tucson, AZ	2.0	1.0	800	$875	$1.09	184d	1	0.91mi
331 W Pastime Rd Tucson, AZ	2.0	2.0	900	$1,245	$1.38	51d	4	0.94mi
331 W Pastime Rd Tucson, AZ	2.0	2.0	850	$1,245	$1.46	0d	3	0.94mi
354 W Delano St Unit 2 Tucson, AZ	3.0	2.0	939	$1,095	$1.17	14d	1	0.98mi
354 W Delano St Unit 2 Tucson, AZ	3.0	2.0	939	$1,095	$1.17	10d	1	0.98mi

Property features AI

Finance

• Financial info: List price $76,900

Exterior

• Utilities: Natural gas heatingCentral air conditioning
• Home design: Spec home (plan 93967)Located at 1135 W Prince Rd #38, Tucson, AZ 85705
• Exterior features: Living area about 960

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (total, includes full baths)
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Active listing

Listing history 50 events

1. 2026-11-08
   days on market $54,900 Active 171 DOM
2. 2026-11-07
   days on market $54,900 Active 170 DOM
3. 2026-11-06
   days on market $54,900 Active 169 DOM
4. 2026-11-05
   days on market $54,900 Active 168 DOM
5. 2026-11-04
   days on market $54,900 Active 167 DOM
6. 2026-11-02
   days on market $54,900 Active 165 DOM
7. 2026-11-01
   days on market $54,900 Active 164 DOM
8. 2026-10-31
   days on market $54,900 Active 163 DOM
9. 2026-10-30
   days on market $54,900 Active 162 DOM
10. 2026-10-29
    days on market $54,900 Active 161 DOM
11. 2026-10-28
    days on market $54,900 Active 160 DOM
12. 2026-10-27
    remarks 699-char remark
13. 2026-10-27
    days on market $54,900 Active 159 DOM
14. 2026-10-26
    days on market $54,900 Active 158 DOM
15. 2026-10-26
    days on market $54,900 Active 157 DOM
16. 2026-10-24
    days on market $54,900 Active 156 DOM
17. 2026-10-23
    days on market $54,900 Active 155 DOM
18. 2026-10-22
    days on market $54,900 Active 154 DOM
19. 2026-10-21
    days on market $54,900 Active 153 DOM
20. 2026-10-20
    days on market $54,900 Active 152 DOM
21. 2026-10-19
    days on market $54,900 Active 151 DOM
22. 2026-10-18
    days on market $54,900 Active 150 DOM
23. 2026-10-17
    days on market $54,900 Active 149 DOM
24. 2026-10-16
    days on market $54,900 Active 148 DOM
25. 2026-10-15
    days on market $54,900 Active 147 DOM
26. 2026-10-14
    days on market $54,900 Active 146 DOM
27. 2026-10-13
    days on market $54,900 Active 145 DOM
28. 2026-10-12
    days on market $54,900 Active 144 DOM
29. 2026-10-11
    days on market $54,900 Active 143 DOM
30. 2026-10-10
    days on market $54,900 Active 142 DOM
31. 2026-10-09
    days on market $54,900 Active 141 DOM
32. 2026-10-08
    days on market $54,900 Active 140 DOM
33. 2026-10-07
    days on market $54,900 Active 139 DOM
34. 2026-10-06
    days on market $54,900 Active 138 DOM
35. 2026-10-05
    days on market $54,900 Active 137 DOM
36. 2026-10-04
    days on market $54,900 Active 136 DOM
37. 2026-10-04
    days on market $54,900 Active 135 DOM
38. 2026-10-02
    days on market $54,900 Active 134 DOM
39. 2026-10-01
    days on market $54,900 Active 133 DOM
40. 2026-09-30
    days on market $54,900 Active 132 DOM
41. 2026-09-29
    days on market $54,900 Active 131 DOM
42. 2026-09-28
    days on market $54,900 Active 130 DOM
43. 2026-09-27
    days on market $54,900 Active 129 DOM
44. 2026-09-25
    days on market $54,900 Active 127 DOM
45. 2026-09-24
    days on market $54,900 Active 126 DOM
46. 2026-09-23
    days on market $54,900 Active 125 DOM
47. 2026-09-22
    days on market $54,900 Active 124 DOM
48. 2026-09-21
    days on market $54,900 Active 123 DOM
49. 2026-09-20
    days on market $54,900 Active 122 DOM
50. 2026-09-19
    days on market $54,900 Active 121 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 10/10 Extreme
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°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: $10,717
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$1,597
• Taxable income: $3,232
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,138/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 · 1 photo

Good 80/100 None rehab

This brand new 2-bedroom, 2-bathroom home is move-in ready with modern finishes and a fresh paint job. It offers a comfortable living space with potential for further value-adding improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/tenants. ↑
• Both Upgrading the flooring in bathrooms — Upgraded flooring can improve the aesthetic appeal and functionality of the bathrooms, making the home more attractive to buyers/tenants. ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Douglas Elementary School F AZ #871/1,109 Nat'l #36,250/41,679 Middle Flowing Wells Junior High School F AZ #100/218 Nat'l #10,089/14,009 High Flowing Wells High School F AZ #208/381 Nat'l #13,542/17,239

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 74/100

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 · 1,066,056 people
• City population: 839,336
• 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

Property features AI

Finance

• Financial info: List price $76,900

Exterior

• Utilities: Natural gas heatingCentral air conditioning
• Home design: Spec home (plan 93967)Located at 1135 W Prince Rd #38, Tucson, AZ 85705
• Exterior features: Living area about 960

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (total, includes full baths)
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Active listing