1150 W Prince Rd #17 · Tucson, AZ 85705

$22,300

2 bd · 1.0 ba · 728 sqft · Manufactured · 8 Days on market

Built 2026 Fair condition Est $31k · 27% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * Crescent Manor is an active and exciting 55+ Senior Community. This 2 bedroom, 1 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a swimming pool, a billiards room, community events, and more! For your convenience, we have onsite community management to assist you when you need it. 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
• Billiards room
• Community events

Tags

• SWIMMING POOL
• BILLIARDS ROOM
• COMMUNITY EVENTS
• ONSITE COMMUNITY MANAGEMENT

Property features AI

Finance

• Financial info: List price $22,300

Exterior

• Utilities: Natural gas available; Central air conditioning
• Home design: Spec inventory, plan named 92513; Active listing
• Exterior features: Located at 1150 W Prince Rd #17, Tucson, AZ 85705

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 728

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $22k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $22k).
• Cap rate 40.0% 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 32% 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 $154 of loan paydown is wiped out by about $669 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,300

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 4.43% ✓
• Cap rate: 39.98%
• Cash-on-cash: 120.31%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $30,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3833 N Fairview Ave #127	0.25mi	1/1.0 (-1)	720 (-1%)	4mo	$11,000	$15	78
3426 N Romero Rd #76	0.66mi	1/1.0 (-1)	710 (-2%)	13mo	$30,000	$42	49

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: —
• Equity multiple: 6.39×
• Total profit: $33,661
• Equity at exit: $3,325

10-year hold

• IRR: —
• Equity multiple: 12.30×
• Total profit: $70,558
• Equity at exit: $1,928

Cash invested: $6,244 (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: 1.9×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$117
• Tax est. 1.5%: −$28 /mo · $334/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $626

Break-even live

Break-even rent $195

Max offer price $22,300

Occupancy floor 32%

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: $5,575
• Closing costs: $669
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3802 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	555	$1,100	$1.98	43d	5	0.21mi
3700 N Fairview Ave Unit 104 Tucson, AZ	1.0	1.0	444	$949	$2.14	3d	1	0.34mi
1355 W Roger Rd Tucson, AZ	1.0–2.0	1.0–2.0	627	$1,084	$1.73	43d	4	0.34mi
1215 W Roger Rd Unit 1241-14 Tucson, AZ	1.0	1.0	670	$895	$1.34	43d	1	0.35mi
822 W Thurber Rd Unit B Tucson, AZ	2.0	1.0	750	$825	$1.10	43d	1	0.38mi
1700 W Prince Rd Tucson, AZ	1.0–2.0	1.0	618	$1,099	$1.78	1d	25	0.56mi
570 W Prince Rd Tucson, AZ	1.0–2.0	1.0	788	$975	$1.24	43d	13	0.58mi
532 W Simmons Rd Tucson, AZ	1.0	1.0	566	$1,000	$1.77	17d	1	0.66mi
520 W Prince Rd Tucson, AZ	1.0–2.0	1.0	557	$1,076	$1.93	3d	16	0.68mi
3055 N Flowing Wells Rd Tucson, AZ	1.0–2.0	1.0	652	$1,099	$1.68	3d	3	0.87mi
620 W Limberlost Dr Unit E24 Tucson, AZ	2.0	1.0	672	$1,200	$1.79	23d	1	0.88mi
1089 W Schafer Dr Unit 4 Tucson, AZ	1.0	1.0	350	$750	$2.14	21d	1	0.90mi
311 W Pastime Rd Tucson, AZ	1.0	1.0	720	$995	$1.38	21d	1	0.92mi
120 W Prince Rd Tucson, AZ	1.0	1.0	480	$702	$1.46	3d	2	1.05mi
50 W King Rd Unit 09 Tucson, AZ	1.0	1.0	600	$775	$1.29	3d	1	1.10mi
50 W King Rd Apt 11 Tucson, AZ	1.0	1.0	650	$795	$1.22	20d	1	1.10mi
124 W Pastime Rd Tucson, AZ	2.0	1.0	650	$1,075	$1.65	3d	1	1.12mi
239 W Limberlost Dr Tucson, AZ	1.0	1.0	680	$795	$1.17	43d	1	1.12mi
95 W Windsor St Tucson, AZ	1.0	1.0	700	$965	$1.38	43d	1	1.13mi
3985 N Stone Ave Tucson, AZ	1.0–2.0	1.0–2.0	625	$1,280	$2.05	43d	1	1.15mi
3985 N Stone Ave Tucson, AZ	1.0–2.0	1.0–2.0	625	$1,075	$1.72	16d	21	1.15mi
3985 N Stone Ave Unit 251 Tucson, AZ	1.0	1.0	500	$695	$1.39	11d	1	1.16mi
3985 N Stone Ave Unit 248 Tucson, AZ	2.0	1.0	700	$979	$1.40	11d	1	1.16mi
219 W Fort Lowell Rd Tucson, AZ	1.0	1.0	476	$850	$1.79	43d	2	1.20mi
115 W Limberlost Dr Tucson, AZ	1.0–2.0	1.0–2.0	806	$1,350	$1.67	23d	1	1.21mi
3066 N Balboa Ave Tucson, AZ	1.0	1.0	550	$844	$1.53	23d	2	1.24mi
3450 N Stone Ave Tucson, AZ	1.0–2.0	1.0	706	$1,275	$1.81	11d	7	1.25mi
3450 N Stone Ave Tucson, AZ	1.0	1.0	651	$850	$1.31	43d	1	1.25mi
3450 N Stone Ave Apt 215 Tucson, AZ	1.0	1.0	651	$1,091	$1.68	43d	1	1.28mi
1 E Navajo Rd Apt 14 Tucson, AZ	1.0	1.0	650	$750	$1.15	23d	1	1.30mi
1 E Navajo Rd Apt 15 Tucson, AZ	1.0	1.0	650	$750	$1.15	3d	1	1.30mi
102 E Mohave Rd Unit Mohave102-101 Tucson, AZ	1.0	1.0	475	$650	$1.37	3d	1	1.31mi
102 E Mohave Rd Unit 101 Tucson, AZ	1.0	1.0	475	$750	$1.58	3d	1	1.31mi
102 E Mohave Rd Unit 206 Tucson, AZ	1.0	1.0	475	$750	$1.58	16d	1	1.31mi
2 E Navajo Rd Tucson, AZ	1.0	1.0	575	$795	$1.38	16d	1	1.32mi
114 E Mohave Rd Unit 114-110 Tucson, AZ	2.0	1.0	750	$895	$1.19	43d	1	1.33mi
208 E Prince Rd Unit POP1101 Tucson, AZ	1.0	1.0	391	$725	$1.85	23d	1	1.33mi
212 W Blacklidge Dr Tucson, AZ	1.0	1.0	600	$950	$1.58	21d	1	1.33mi
210 W Blacklidge Dr Unit 1 Tucson, AZ	2.0	1.0	600	$1,075	$1.79	3d	1	1.33mi
1990 W Amy Pl Unit B Tucson, AZ	1.0	1.0	600	$900	$1.50	20d	1	1.34mi

Listing history 6 events

1. 2026-06-18
   days on market $22,300 Active 8 DOM
2. 2026-06-17
   days on market $22,300 Active 7 DOM
3. 2026-06-16
   days on market $22,300 Active 6 DOM
4. 2026-06-15
   days on market $22,300 Active 5 DOM
5. 2026-06-13
   remarks 516-char remark
6. 2026-06-13
   listed $22,300 Active 3 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 14 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: $11,850
• − Mortgage interest: −$1,249
• − Property taxes: −$334
• − Insurance: −$112
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$649
• Taxable income: $7,610
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $5,686/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 · 6 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 1-bathroom manufactured home is in fair condition with minor repairs and maintenance needed. Painting, landscaping, and HVAC maintenance would significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Exterior siding — Weathered appearance suggests minor wear and may need repainting.
• Minor Interior walls — Painted walls may benefit from fresh paint to improve appearance.
• Minor Landscaping — Basic landscaping could be improved with some landscaping work to enhance curb appeal.

Value-add opportunities

• Both Painting exterior siding and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value.
• Rental HVAC maintenance — A clean and functioning HVAC system is crucial for rental properties and can attract tenants.
• Both Window cleaning — Clean windows can make the home appear more inviting and improve its overall appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests minor wear and may need repainting.	Minor	$500–3,000
Interior walls · Painted walls may benefit from fresh paint to improve appearance.	Minor	$500–3,000
Landscaping · Basic landscaping could be improved with some landscaping work to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting exterior siding and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value. ↑
• Rental HVAC maintenance — A clean and functioning HVAC system is crucial for rental properties and can attract tenants. ↑
• Both Window cleaning — Clean windows can make the home appear more inviting and improve its overall appearance. ↑

ⓘ 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