6670 N Desert View Dr · Picture Rocks, AZ 85743

$250,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 4 Days on market

Built 1994 1.00 ac lot Est $327k · 24% 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting 3-bed, 2-bath gem, featuring 1,904 square feet of potential and charm. While it's already gorgeous, there's plenty of opportunity to put your personal stamp on it. Enjoy the spacious layout, covered parking perfect for all your toys, and no HOA restrictions. Plus, it's just down the road from the stunning Saguaro National Park, offering endless outdoor adventures. And with a brand-new HVAC system installed in April, you'll be comfortable year-round. This private retreat is ready for your next chapter!

Key facts

• Covered parking
• No hoa restrictions
• 1 acre lot

Tags

• COVERED PARKING
• NO HOA RESTRICTIONS
• BRAND-NEW HVAC SYSTEM

Property features AI

Finance

• Other: Zoned Pima County - GR1

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces; Detached parking; Gated RV parking
• Utilities: Water from a water company; Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio; Patio; Chain link and wood fencing; Cul-de-sac lot; North/South exposure; Gravel road access; County-maintained road

Interior

• Kitchen: Electric range; Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closet(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.7% below list).
• Recommended offer: $211k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.6% in Picture Rocks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 55/100 on livability (#261 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Marana Unified District (4404) (suburban): math 31% / reading 37% proficiency, ranked #83 of 249 in AZ (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Picture Rocks Elementary (math 15% / reading 24%, grade F, #752 of 1,109 statewide, top 70%, 493 students, 67% FRL); Marana Middle School (math 24% / reading 30%, grade F, #97 of 218 statewide, top 45%, 907 students, 44% FRL); Marana High School (math 21% / reading 24%, grade F, #210 of 381 statewide, top 55%, 2,379 students, 36% FRL).
• Market conditions: Rents flat; 236 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y ago 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 $135k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $210,794 (15.7% 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 F-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 D 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: 0.84% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $327,488
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6362 N Van Ark Rd	0.54mi	4/2.0 (+1)	1,980 (+4%)	5mo	$340,000	$172	59
9800 W Picture Rocks Rd	0.26mi	4/3.0 (+1)	2,016 (+6%)	16mo	$215,000	$107	55
6633 N Desert View Dr	0.06mi	4/3.0 (+1)	2,160 (+13%)	13mo	$300,000	$139	55
6370 N Van Ark Rd	0.50mi	4/2.0 (+1)	1,758 (-8%)	24mo	$340,000	$193	39
10021 W Shidoni Ln	0.73mi	3/2.0	1,638 (-14%)	13mo	$320,000	$195	32

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 · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-38,586
• Equity at exit: $37,276

10-year hold

• IRR: -12.1%
• Equity multiple: 0.36×
• Total profit: $-45,010
• Equity at exit: $21,615

Cash invested: $70,000 (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 85743

• Home prices YoY: -26.1%
• Rents YoY: 0.5%
• Active inventory: 236
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $114

Break-even live

Break-even rent $1,964

Max offer price $250,000

Occupancy floor 90%

Sensitivity live

Price	-10% $255	-5% $184	+0% $114	+5% $43	+10% $-28
Rent	-10% $-53	-5% $30	+0% $114	+5% $197	+10% $280
Rate	-1.0pp $239	-0.5pp $177	base $114	+0.5pp $49	+1.0pp $-17

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   listed $250,000 Active
3. 2026-03-23
   historical
4. 2026-03-17
   historical Active Contingent
5. 2026-03-06
   price $265,000
6. 2025-11-14
   price $270,000
7. 2025-08-16
   price $299,000
8. 2025-07-12
   price $305,000
9. 2025-05-29
   listed $320,000 Active
10. 2008-07-07
    soldstatus $135,000
11. 2008-07-07
    soldstatus $135,000
12. 2008-04-01
    listed $135,000
13. 2000-09-29
    soldstatus $67,000
14. 2000-09-29
    soldstatus $67,000
15. 2000-08-30
    listed $69,590
16. 1994-07-27
    soldstatus $81,000
17. 1994-07-26
    soldstatus $81,000
18. 1994-02-11
    listed $85,000
19. 1989-03-01
    soldstatus $55,568

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$12/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $25,295
• − Mortgage interest: −$14,004
• − Property taxes: −$1,638
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$7,273
• Taxable loss: −$2,916
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $2,063/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: Marana Unified District (4404)
• NCES district ID: 0404630
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $65,282
• Composite: 30.96/100
• National rank: #6103
• State rank: #83 of 249 in AZ

Livability — Picture Rocks

• Score: 55/100
• State rank: #261
• US rank: #23370

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Picture Rocks, AZ
• County: Pima County · 1,012,107 people
• Metro: Tucson, AZ
• Population (ZIP): 31,300
• Household income: $90,093
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 378.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 25% Two or more races 15% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 9% Chinese 1% Tagalog/Filipino 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: ▼ -95.76%
• Current HPI: 271.2845
• Rent YoY: ▲ 0.47%
• 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

+349.9% since first listed

19 events — show timeline

• 2026-04-29 Pending — MLSSAZ
• 2026-04-25 Listed $250,000 MLSSAZ
• 2026-03-23 Listing Removed — MLSSAZ
• 2026-03-17 Contingent — MLSSAZ
• 2026-03-06 Price Changed $265,000 MLSSAZ
• 2025-11-14 Price Changed $270,000 MLSSAZ
• 2025-08-16 Price Changed $299,000 MLSSAZ
• 2025-07-12 Price Changed $305,000 MLSSAZ
• 2025-05-29 Listed $320,000 MLSSAZ
• 2008-07-07 Sold (Public Records) $135,000 Public Records
• 2008-07-07 Sold (Public Records) $135,000 Public Records
• 2008-04-01 Listed $135,000 MLSSAZ
• 2000-09-29 Sold (Public Records) $67,000 Public Records
• 2000-09-29 Sold (MLS) $67,000 MLSSAZ
• 2000-08-30 Listed $69,590 MLSSAZ
• 1994-07-27 Sold (Public Records) $81,000 Public Records
• 1994-07-26 Sold (MLS) $81,000 MLSSAZ
• 1994-02-11 Listed $85,000 MLSSAZ
• 1989-03-01 Sold (Public Records) $55,568 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,638 · -0.8% YoY. Source: county tax records.