1135 W Prince Rd #38 · Tucson, AZ 85705

$64,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 28 Days on market

Built 2026 Good condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 2 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a playground, a swimming pool, and community events. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Swimming pool
• Modern bathroom
• Premium entry doors

Tags

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

Property features AI

Finance

• Financial info: List price $76,900

Exterior

• Utilities: Natural gas heating; Central 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 heating; Central air conditioning
• Interior features: Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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.
• 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.
• Market conditions: Rents flat; 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 36% 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) 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 $63,926 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.32%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.3% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.76×
• Total profit: $13,880
• Equity at exit: $9,677

10-year hold

• IRR: 25.8%
• Equity multiple: 2.98×
• Total profit: $35,908
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

ZIP-level market 85705

• Rents YoY: 0.3%
• Active inventory: 177
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $429

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 56%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1448 W Kilburn St Tucson, AZ	2.0	1.0	910	$1,350	$1.48	44d	1	0.30mi
3802 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	555	$1,100	$1.98	44d	5	0.46mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	44d	1	0.47mi
570 W Prince Rd Tucson, AZ	1.0–2.0	1.0	788	$975	$1.24	44d	13	0.60mi
3055 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	652	$1,099	$1.68	3d	3	0.61mi
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$1,084	$1.73	44d	4	0.61mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$1,099	$1.78	2d	25	0.62mi
1215 W Roger Rd Unit 1201-01 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	44d	1	0.63mi
1215 W Roger Rd Unit 1241-04 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	16d	1	0.63mi
1215 W Roger Rd Unit 1215-11 Tucson, AZ	2.0	1.0	770	$1,100	$1.43	3d	1	0.63mi
1215 W Roger Rd Unit 1201-13 Tucson, AZ	3.0	1.5	1000	$1,595	$1.59	3d	1	0.63mi
1215 W Roger Rd Unit 1241-14 Tucson, AZ	1.0	1.0	670	$895	$1.34	44d	1	0.63mi
557 W Thurber Rd Tucson, AZ	2.0	1.0	800	$1,050	$1.31	44d	3	0.63mi
520 W Prince Rd Tucson, AZ	1.0–2.0	1.0	557	$1,076	$1.93	3d	16	0.69mi
1501 W Roger Rd Tucson, AZ	2.0	1.0	850	$995	$1.17	44d	1	0.70mi
532 W Simmons Rd Tucson, AZ	1.0	1.0	566	$1,000	$1.77	17d	1	0.75mi
4111 N Flowing Wells Rd Tucson, AZ	2.0	2.0–2.5	1131	$1,625	$1.44	24d	3	0.85mi
324 W Navajo Rd Tucson, AZ	2.0	1.0	800	$875	$1.09	44d	1	0.91mi
331 W Pastime Rd Tucson, AZ	2.0	2.0	850	$1,082	$1.27	12d	2	0.94mi
311 W Pastime Rd Tucson, AZ	1.0	1.0	720	$995	$1.38	21d	1	0.98mi
352 W Delano St Unit 1 Tucson, AZ	3.0	2.0	939	$1,200	$1.28	3d	1	0.99mi
1326 W Hadley St Tucson, AZ	1.0	1.0	900	$725	$0.81	3d	1	1.01mi
3036 N Balboa Ave Unit 1 Tucson, AZ	2.0	1.0	975	$1,100	$1.13	3d	1	1.09mi
3066 N Balboa Ave Tucson, AZ	1.0	1.0	550	$844	$1.53	24d	2	1.09mi
95 W Windsor St Tucson, AZ	1.0	1.0	700	$965	$1.38	44d	1	1.10mi
3038 N Balboa Ave Unit 1 Tucson, AZ	1.0	1.0	900	$875	$0.97	44d	1	1.10mi
3020 N Balboa Ave Tucson, AZ	3.0	1.0	1100	$1,195	$1.09	3d	1	1.11mi
620 W Limberlost Dr Unit E24 Tucson, AZ	2.0	1.0	672	$1,200	$1.79	24d	1	1.11mi
104 W Navajo Rd Tucson, AZ	3.0	2.0	1089	$1,375	$1.26	44d	1	1.12mi
50 W King Rd Apt 11 Tucson, AZ	1.0	1.0	650	$795	$1.22	20d	1	1.14mi
50 W King Rd Unit 09 Tucson, AZ	1.0	1.0	600	$775	$1.29	3d	1	1.14mi
3525 N Stone Ave Unit 102 Tucson, AZ	2.0	1.0	763	$1,167	$1.53	44d	1	1.15mi
4213 N Romero Rd Tucson, AZ	2.0	1.0	825	$1,045	$1.27	44d	5	1.16mi
212 W Blacklidge Dr Tucson, AZ	1.0	1.0	600	$950	$1.58	21d	1	1.17mi
210 W Blacklidge Dr Unit 1 Tucson, AZ	2.0	1.0	600	$1,075	$1.79	3d	1	1.17mi
123 W Delano St Tucson, AZ	2.0	2.0	875	$995	$1.14	44d	1	1.18mi
123 W Delano St Tucson, AZ	2.0	2.0	875	$1,093	$1.25	12d	1	1.18mi
124 W Pastime Rd Tucson, AZ	2.0	1.0	650	$1,075	$1.65	3d	1	1.18mi
201 W Blacklidge Dr Tucson, AZ	3.0	1.0	1075	$1,669	$1.55	44d	1	1.18mi
450 W Kelso St Tucson, AZ	1.0	1.0	569	$890	$1.56	3d	4	1.20mi

Listing history 15 events

1. 2026-06-18
   days on market $64,900 Active 28 DOM
2. 2026-06-17
   days on market $64,900 Active 27 DOM
3. 2026-06-16
   days on market $64,900 Active 26 DOM
4. 2026-06-15
   days on market $64,900 Active 25 DOM
5. 2026-06-13
   days on market $64,900 Active 23 DOM
6. 2026-06-10
   days on market $64,900 Active 20 DOM
7. 2026-06-09
   days on market $64,900 Active 19 DOM
8. 2026-06-08
   days on market $64,900 Active 18 DOM
9. 2026-06-07
   days on market $64,900 Active 17 DOM
10. 2026-06-05
    days on market $64,900 Active 14 DOM
11. 2026-06-03
    days on market $64,900 Active 13 DOM
12. 2026-06-02
    days on market $64,900 Active 12 DOM
13. 2026-06-02
    price $64,900 Active 11 DOM
14. 2026-06-01
    pricedays on market $77,400 Active 11 DOM
15. 2026-05-31
    days on market $76,900 Active 10 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: $13,328
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,888
• Taxable income: $4,374
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,097/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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: 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

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): 54,700
• Household income: $37,194
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 4240.0

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: 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%
• Common ancestry: Portuguese 2% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 30% Chinese 1% Vietnamese 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: ▼ -163.31%
• Current HPI: 283.0647
• Rent YoY: ▲ 0.30%
• 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