4675 S Harrison Rd #150 · Tucson, AZ 85730

$135,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 108 Days on market

Built 1982 Fair condition 4,300 sqft lot $100/sqft · 43% below area Est $236k · 43% under $495/mo HOA · 26% of rent ↓ 4% since listing

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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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming mobile home offers a fully enclosed backyard and side yard, providing privacy and space to relax with no neighbors directly behind you. A storage shed in the backyard adds extra room for tools, bikes, or outdoor gear. Located within a gated community with NO age restrictions, residents enjoy fantastic amenities including a sparkling community pool, pickleball courts, and a welcoming clubhouse perfect for social gatherings and entertaining. Harrison Hills is ideally situated with easy access to shopping, dining, and some of Tucson's best outdoor adventures. desert landscapes, along with access to several popular biking trails. Whether you're seeking a laid-back desert lifestyle or an active outdoor community, come experience why so many people are choosing to call Harrison Hills home.

Key facts

• 4,300 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $58 ($697/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• 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.
• Market conditions: Rents soft (-0.2%/yr); 198 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $933 of loan paydown is wiped out by about $4k 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 108 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.39% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 6.0

CMA / ARV

• ARV (median comp): $235,937
• List price: $135,000
• Delta: -42.78%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4675 S Harrison Rd #288	0.07mi	2/2.0 (-1)	1,349 (+0%)	22mo	$81,000	$60	73

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-23,359
• Equity at exit: $20,129

10-year hold

• IRR: -23.9%
• Equity multiple: 0.06×
• Total profit: $-35,533
• Equity at exit: $11,672

Cash invested: $37,800 (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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 198
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$495
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $58

Break-even live

Break-even rent $1,808

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $151	-5% $105	+0% $58	+5% $11	+10% $-35
Rent	-10% $-91	-5% $-16	+0% $58	+5% $132	+10% $207
Rate	-1.0pp $126	-0.5pp $92	base $58	+0.5pp $23	+1.0pp $-13

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4778 S Chilean Loop Tucson, AZ	4.0	2.0	1536	$1,895	$1.23	45d	1	0.60mi
9055 E Alderpoint Way Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	22d	1	0.72mi
9009 E Kinross Dr Tucson, AZ	3.0	2.0	1304	$1,715	$1.32	22d	1	0.81mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	45d	1	0.83mi
4275 S Mayberry Pl Tucson, AZ	4.0	2.0	1672	$1,850	$1.11	45d	1	0.88mi
9960 E Banister Dr Tucson, AZ	3.0	2.0	1252	$1,575	$1.26	45d	1	0.89mi
9961 E Skyward Way Tucson, AZ	2.0	2.0	1012	$1,550	$1.53	4d	1	0.95mi
8763 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1262	$1,995	$1.58	4d	1	0.98mi
3715 S Escalante Oasis Pl Tucson, AZ	4.0	2.0	1601	$1,900	$1.19	25d	1	0.99mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,645	$1.41	25d	1	1.00mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	4d	1	1.00mi
8755 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1465	$1,925	$1.31	18d	1	1.03mi
10055 E Desert Aire Dr Tucson, AZ	3.0	2.0	1300	$1,680	$1.29	4d	1	1.04mi
4052 S Ferris Dr Tucson, AZ	4.0	2.0	1672	$2,125	$1.27	15d	1	1.06mi
9801 E Domenic Ln Tucson, AZ	3.0	2.0	1428	$1,791	$1.25	13d	1	1.07mi
8737 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1383	$2,095	$1.51	45d	1	1.07mi
4433 S Sunrise Bluff Way Tucson, AZ	3.0	2.0	1465	$1,895	$1.29	25d	1	1.09mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	17d	1	1.14mi
10061 E Domenic Ln Tucson, AZ	3.0	2.0	1597	$1,785	$1.12	3d	1	1.19mi
9802 E Stella Rd Tucson, AZ	4.0	2.0	1416	$1,945	$1.37	13d	1	1.31mi
3246 S Winona Cir Tucson, AZ	4.0	2.0	1655	$1,830	$1.11	45d	1	1.35mi
10570 E Maldonado Pl Tucson, AZ	3.0	2.0	1694	$2,900	$1.71	3d	1	1.37mi
10272 E Sky Castle Way Tucson, AZ	3.0	2.0	1709	$1,781	$1.04	11d	1	1.38mi
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$2,000	$1.21	25d	1	1.45mi
10002 E Stella Rd Tucson, AZ	4.0	2.0	1706	$2,000	$1.17	25d	1	1.45mi

HOA detail

• Monthly dues: $495 · $5,940/yr
• Likely covers: poolsecurity

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 108 DOM
2. 2026-06-18
   days on market $135,000 Active 105 DOM
3. 2026-06-17
   days on market $135,000 Active 104 DOM
4. 2026-06-16
   days on market $135,000 Active 103 DOM
5. 2026-06-15
   days on market $135,000 Active 102 DOM
6. 2026-06-13
   days on market $135,000 Active 100 DOM
7. 2026-06-10
   days on market $135,000 Active 97 DOM
8. 2026-06-09
   days on market $135,000 Active 96 DOM
9. 2026-06-08
   days on market $135,000 Active 95 DOM
10. 2026-06-07
    days on market $135,000 Active 94 DOM
11. 2026-06-05
    days on market $135,000 Active 91 DOM
12. 2026-06-03
    days on market $135,000 Active 90 DOM
13. 2026-06-02
    days on market $135,000 Active 89 DOM
14. 2026-06-01
    days on market $135,000 Active 88 DOM
15. 2026-05-31
    days on market $135,000 Active 87 DOM
16. 2026-04-21
    price $135,000 808-char remark

    Show marketing remark (808 chars)

    This charming mobile home offers a fully enclosed backyard and side yard, providing privacy and space to relax with no neighbors directly behind you. A storage shed in the backyard adds extra room for tools, bikes, or outdoor gear. Located within a gated community with NO age restrictions, residents enjoy fantastic amenities including a sparkling community pool, pickleball courts, and a welcoming clubhouse perfect for social gatherings and entertaining. Harrison Hills is ideally situated with easy access to shopping, dining, and some of Tucson's best outdoor adventures. desert landscapes, along with access to several popular biking trails. Whether you're seeking a laid-back desert lifestyle or an active outdoor community, come experience why so many people are choosing to call Harrison Hills home.

17. 2026-03-05
    listed $140,000 Active 808-char remark

    Show marketing remark (808 chars)

    This charming mobile home offers a fully enclosed backyard and side yard, providing privacy and space to relax with no neighbors directly behind you. A storage shed in the backyard adds extra room for tools, bikes, or outdoor gear. Located within a gated community with NO age restrictions, residents enjoy fantastic amenities including a sparkling community pool, pickleball courts, and a welcoming clubhouse perfect for social gatherings and entertaining. Harrison Hills is ideally situated with easy access to shopping, dining, and some of Tucson's best outdoor adventures. desert landscapes, along with access to several popular biking trails. Whether you're seeking a laid-back desert lifestyle or an active outdoor community, come experience why so many people are choosing to call Harrison Hills home.

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 20 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: $22,572
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$5,940
• − Depreciation: −$3,927
• Taxable loss: −$1,169
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $977/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Key areas needing attention include the exterior siding, flooring, and interior walls. Painting and repairing these areas would significantly enhance its curb appeal and rental value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major flooring — Exposed subflooring
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both repair flooring — Improves living space and rental appeal
• Both paint interior walls — Enhances interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
flooring · Exposed subflooring	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both repair flooring — Improves living space and rental appeal ↑
• Both paint interior walls — Enhances interior appearance and resale value ↑

ⓘ 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: 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

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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

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 0.62)
• 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%

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

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

-3.6% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $135,000 MLSSAZ
• 2026-03-05 Listed $140,000 MLSSAZ