3411 S Camino Seco -- #139 · Tucson, AZ 85730

$59,995

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 318 Days on market

Manufactured home 55+ age-restricted Built 1978 Good condition $42/sqft · 56% below area $699/mo HOA · 53% of rent ↓ 14% since listing

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Why this score? — see what drove the D 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 +11.5/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Manufactured-home adj. -3.5

Listing remarks MLS

Beautiful updated home with lots of shade, in quiet area of 55+ community. Large deck with screened in porch off kitchen with wrought iron fenced patio in secluded backyard. New vinyl oak flooring and fresh paint throughout home. Large workshop/shed in carport.

Key facts

• Large deck
• Screened in porch
• Large workshop

Tags

• LARGE DECK
• SCREENED IN PORCH
• WROUGHT IRON FENCED PATIO
• SECLUDED BACKYARD
• LARGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $51k (15.2% below list).
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $51k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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-.
• Tucson Unified District (4403) (urban): math 14% / reading 23% proficiency, ranked #190 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ford Elementary (math 17% / reading 27%, grade F, #687 of 1,109 statewide, top 65%, 201 students, 72% FRL); Secrist Middle School (math 2% / reading 17%, grade F, #194 of 218 statewide, top 90%, 304 students, 76% FRL); Santa Rita High School (math 8% / reading 8%, grade F, #358 of 381 statewide, top 94%, 392 students, 63% FRL).
• Market conditions: Rents soft (-0.2%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 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.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• 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 $50,890 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 2.22% ✓
• Cap rate: 5.03%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 3.8

CMA / ARV

• ARV (median comp): $137,459
• List price: $59,995
• Delta: -56.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3768 S Andrew Johnson Ave	0.41mi	2/2.0	1,248 (-13%)	10mo	$212,500	$170	51
3781 S Peggy Ln	1.04mi	3/2.0 (+1)	1,568 (+9%)	10mo	$274,000	$175	37
3761 S Peggy Ln	1.04mi	3/2.0 (+1)	1,300 (-10%)	8mo	$209,000	$161	37
3750 S Cindy Ln	1.07mi	3/2.0 (+1)	1,568 (+9%)	18mo	$235,000	$150	30
3710 S Cindy Ln	1.05mi	3/2.0 (+1)	1,248 (-13%)	13mo	$245,000	$196	27
3701 S Peggy Ln	1.01mi	3/2.0 (+1)	1,248 (-13%)	18mo	$259,000	$208	23

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.8%
• Equity multiple: -0.02×
• Total profit: $-17,177
• Equity at exit: $8,945

10-year hold

• IRR: —
• Equity multiple: -0.99×
• Total profit: $-33,354
• Equity at exit: $5,187

Cash invested: $16,799 (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: 16 active
• Months of supply: 96.0 mo (1%/mo absorbed)
• Median asking: $72,888 ($52/sqft)
• Median days on market: 201 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +84.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 291
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$699
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-63

Break-even live

Break-even rent $1,410

Max offer price $50,890

Occupancy floor 100%

Sensitivity live

Price	-10% $-21	-5% $-42	+0% $-63	+5% $-84	+10% $-104
Rent	-10% $-168	-5% $-115	+0% $-63	+5% $-10	+10% $42
Rate	-1.0pp $-33	-0.5pp $-48	base $-63	+0.5pp $-78	+1.0pp $-94

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: $14,999
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3455 S Magda Ave Tucson, AZ	3.0	2.0	1500	$1,795	$1.20	3d	1	0.21mi
8632 E Mormon Dr Tucson, AZ	3.0	2.0	1533	$1,695	$1.11	9d	1	0.38mi
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$1,900	$1.15	82d	1	0.42mi
3702 S Avenida de las Palmas Tucson, AZ	3.0	2.0	1047	$1,545	$1.48	9d	1	0.46mi
8518 E Fond du Lac Dr Tucson, AZ	3.0	2.0	1036	$1,595	$1.54	0d	1	0.49mi
8508 E Fond du Lac Dr Tucson, AZ	3.0	2.0	1040	$1,450	$1.39	9d	1	0.50mi
8467 E Shasta Dr Tucson, AZ	3.0	2.0	1618	$1,720	$1.06	74d	1	0.57mi
8721 E Perry Park Cir Tucson, AZ	3.0	2.0	1579	$1,995	$1.26	80d	1	0.58mi
2650 S Brandywine Ln Tucson, AZ	3.0	2.5	1340	$1,500	$1.12	139d	1	0.62mi
2620 S Brandywine Ln Tucson, AZ	2.0	1.5	1200	$795	$0.66	0d	1	0.63mi
2650 S Oakenshield Way Tucson, AZ	3.0	2.0	987	$1,549	$1.57	9d	1	0.63mi
8340 E Fond du Lac Dr Tucson, AZ	3.0	2.0	1292	$1,945	$1.51	6d	1	0.64mi
9202 E 39th St Tucson, AZ	3.0	2.0	1728	$1,650	$0.95	119d	1	0.65mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	111d	1	0.70mi
8981 E Golf Links Rd Unit 1 Tucson, AZ	1.0	1.0	912	$1,195	$1.31	7d	1	0.75mi
2618 S Camino Seco Tucson, AZ	2.0	1.5	1442	$1,299	$0.90	119d	1	0.78mi
8940 E Pine Valley Dr Tucson, AZ	3.0	1.5	1435	$1,681	$1.17	2d	1	0.81mi
2501 S Pantano Pkwy Unit 3 Tucson, AZ	3.0	2.0	1150	$1,500	$1.30	67d	1	0.81mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	139d	1	0.82mi
8301 E Wildcat Dr Tucson, AZ	3.0	2.0	1170	$1,900	$1.62	9d	1	0.85mi
8828 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1740	$2,100	$1.21	5d	1	0.85mi
9020 E Pantano Bluff Dr Tucson, AZ	3.0	2.0	1740	$1,999	$1.15	63d	1	0.87mi
8737 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1383	$2,095	$1.51	139d	1	0.88mi
8823 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1383	$1,795	$1.30	67d	1	0.89mi
3434 S Manitoba Ave Tucson, AZ	3.0	2.0	1188	$1,660	$1.40	5d	1	0.90mi
8749 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1462	$1,650	$1.13	9d	1	0.90mi
8821 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1465	$1,795	$1.23	9d	1	0.90mi
9172 E Corte Arroyo Oeste Tucson, AZ	3.0	2.0	1350	$1,900	$1.41	99d	1	0.92mi
2342 S Via de Dos Arroyos Tucson, AZ	3.0	2.0	1618	$1,795	$1.11	139d	1	0.92mi
4433 S Sunrise Bluff Way Tucson, AZ	3.0	2.0	1465	$1,895	$1.29	119d	1	0.93mi
8250 E Golf Links Rd Tucson, AZ	1.0–3.0	1.0–2.0	865	$1,487	$1.72	0d	36	0.94mi
2217 S Oak Park Dr Tucson, AZ	3.0	2.0	1631	$3,000	$1.84	9d	1	0.95mi
8763 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1262	$1,895	$1.50	63d	1	0.96mi
9530 E 42nd St Tucson, AZ	3.0	2.0	1284	$1,895	$1.48	88d	1	0.96mi
8315 E Golf Links Rd Tucson, AZ	2.0–3.0	2.0	1389	$1,945	$1.40	9d	3	0.97mi
2494 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	139d	1	0.97mi
8803 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1467	$1,785	$1.22	9d	1	0.97mi
2461 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	139d	1	0.98mi
8024 E Victoria Dr Tucson, AZ	3.0	2.0	1127	$1,500	$1.33	119d	1	1.00mi
8030 E Lakeside Pkwy Tucson, AZ	2.0	2.0	880	$1,292	$1.47	63d	1	1.00mi

Listing history 50 events

1. 2026-09-04
   days on market $59,995 Active 318 DOM
2. 2026-09-03
   days on market $59,995 Active 317 DOM
3. 2026-08-31
   days on market $59,995 Active 314 DOM
4. 2026-08-29
   days on market $59,995 Active 312 DOM
5. 2026-08-28
   days on market $59,995 Active 311 DOM
6. 2026-08-27
   days on market $59,995 Active 310 DOM
7. 2026-08-26
   days on market $59,995 Active 309 DOM
8. 2026-08-25
   days on market $59,995 Active 308 DOM
9. 2026-08-24
   days on market $59,995 Active 307 DOM
10. 2026-08-23
    days on market $59,995 Active 306 DOM
11. 2026-08-22
    days on market $59,995 Active 305 DOM
12. 2026-08-21
    days on market $59,995 Active 304 DOM
13. 2026-08-20
    days on market $59,995 Active 303 DOM
14. 2026-08-19
    days on market $59,995 Active 302 DOM
15. 2026-08-18
    days on market $59,995 Active 301 DOM
16. 2026-08-17
    days on market $59,995 Active 300 DOM
17. 2026-08-16
    days on market $59,995 Active 299 DOM
18. 2026-08-15
    days on market $59,995 Active 298 DOM
19. 2026-08-14
    days on market $59,995 Active 297 DOM
20. 2026-08-13
    days on market $59,995 Active 296 DOM
21. 2026-08-12
    days on market $59,995 Active 295 DOM
22. 2026-08-11
    days on market $59,995 Active 294 DOM
23. 2026-08-10
    days on market $59,995 Active 293 DOM
24. 2026-08-09
    days on market $59,995 Active 292 DOM
25. 2026-08-08
    days on market $59,995 Active 291 DOM
26. 2026-08-07
    days on market $59,995 Active 290 DOM
27. 2026-08-06
    days on market $59,995 Active 289 DOM
28. 2026-08-05
    days on market $59,995 Active 288 DOM
29. 2026-08-04
    days on market $59,995 Active 287 DOM
30. 2026-08-03
    days on market $59,995 Active 286 DOM
31. 2026-07-31
    days on market $59,995 Active 283 DOM
32. 2026-07-30
    days on market $59,995 Active 282 DOM
33. 2026-07-30
    days on market $59,995 Active 281 DOM
34. 2026-07-28
    days on market $59,995 Active 280 DOM
35. 2026-07-26
    days on market $59,995 Active 278 DOM
36. 2026-07-24
    days on market $59,995 Active 276 DOM
37. 2026-07-23
    days on market $59,995 Active 275 DOM
38. 2026-07-22
    days on market $59,995 Active 274 DOM
39. 2026-07-21
    days on market $59,995 Active 273 DOM
40. 2026-07-20
    days on market $59,995 Active 272 DOM
41. 2026-07-18
    days on market $59,995 Active 270 DOM
42. 2026-07-18
    days on market $59,995 Active 269 DOM
43. 2026-07-16
    days on market $59,995 Active 268 DOM
44. 2026-07-15
    days on market $59,995 Active 267 DOM
45. 2026-07-14
    days on market $59,995 Active 266 DOM
46. 2026-07-13
    days on market $59,995 Active 265 DOM
47. 2026-07-13
    days on market $59,995 Active 264 DOM
48. 2026-07-11
    days on market $59,995 Active 263 DOM
49. 2026-07-10
    days on market $59,995 Active 262 DOM
50. 2026-07-09
    days on market $59,995 Active 261 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°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: $15,960
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − HOA: −$8,388
• − Depreciation: −$1,745
• Taxable loss: −$1,288
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $-446/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $7,200–$21,600 screening

This updated mobile home is in good condition with new flooring and fresh paint, making it move-in ready for both resale and rental.

Value-add opportunities

• Both painting exterior — enhances curb appeal and value ↑
• Resale upgrading appliances — attracts more buyers ↑
• Both landscaping improvements — enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 13/100

Zoned Schools

Elementary Ford Elementary F AZ #687/1,109 Nat'l #32,000/41,679 Middle Secrist Middle School F AZ #194/218 Nat'l #13,419/14,009 High Santa Rita High School F AZ #358/381 Nat'l #16,644/17,239

Schools (NCES district)

• District: Tucson Unified District (4403)
• NCES district ID: 0408800
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $40,962
• Composite: 15.78/100
• National rank: #9270
• State rank: #190 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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% 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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• 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

Price history

-13.7% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $59,995 ARMLS
• 2026-03-12 Price Changed $64,500 ARMLS
• 2025-10-21 Listed $69,500 ARMLS