3411 S Camino Seco -- #140 · Tucson, AZ 85730

$80,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 85 Days on market

Manufactured home Built 1970 Good condition $56/sqft · 42% below area Est $138k · 42% under $699/mo HOA · 53% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +4.5/30.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -3.5

Listing remarks MLS

This newly redecorated and furnished Golden West home is charmingly contemporary. Window treatments included and has been freshly painted inside. Beautiful galley kitchen leads to charming dining area as well as family area with extra seating for socializing. The dining area has mirrored cabinet and contemporary table and chairs. Living room and bedrooms are carpeted and beautifully decorated. New plumbing throughout the home. Updated electrical work as well. A new furnace and air conditioner newly installed. New television set, new washer and new dishwasher. Modern furniture included. Front patio and brick porch enclosed by fencing with two gates, front and back.

Key facts

• New plumbing
• Galley kitchen
• Dining area

Tags

• GALLEY KITCHEN
• DINING AREA
• FAMILY AREA
• MIRRORED CABINET
• NEW PLUMBING
• UPDATED ELECTRICAL WORK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (37.6% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $50k (37.6% below list) — sets the bar for cash-flow.

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); 254 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $553 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 85 days — a 6% lower offer ($75k) 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 $49,931 (37.6% 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 85 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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: 1.65% ✓
• Cap rate: 3.18%
• Cash-on-cash: -11.13%
• DSCR: 0.50
• GRM: 5.0

CMA / ARV

• ARV (median comp): $137,575
• List price: $80,000
• Delta: -41.85%
• 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%)	8mo	$212,500	$170	52
3781 S Peggy Ln	1.04mi	3/2.0 (+1)	1,568 (+9%)	8mo	$274,000	$175	38
3761 S Peggy Ln	1.04mi	3/2.0 (+1)	1,300 (-10%)	7mo	$209,000	$161	38
3750 S Cindy Ln	1.07mi	3/2.0 (+1)	1,568 (+9%)	17mo	$235,000	$150	31
3710 S Cindy Ln	1.05mi	3/2.0 (+1)	1,248 (-13%)	12mo	$245,000	$196	28
3701 S Peggy Ln	1.01mi	3/2.0 (+1)	1,248 (-13%)	16mo	$259,000	$208	24

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: -46.2%
• Equity multiple: -0.32×
• Total profit: $-29,622
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: -1.50×
• Total profit: $-55,978
• Equity at exit: $6,917

Cash invested: $22,400 (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: $71,500 ($50/sqft)
• Median days on market: 170 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +92.1% 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: 254
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$699
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-208

Break-even live

Break-even rent $1,585

Max offer price $49,931

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-180	+0% $-208	+5% $-235	+10% $-263
Rent	-10% $-312	-5% $-260	+0% $-208	+5% $-156	+10% $-103
Rate	-1.0pp $-168	-0.5pp $-187	base $-208	+0.5pp $-229	+1.0pp $-250

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: $20,000
• Closing costs: $2,400
• 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	$2,000	$1.33	93d	1	0.21mi
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$1,900	$1.15	35d	1	0.42mi
8467 E Shasta Dr Tucson, AZ	3.0	2.0	1618	$1,720	$1.06	28d	1	0.57mi
8721 E Perry Park Cir Tucson, AZ	3.0	2.0	1579	$1,995	$1.26	33d	1	0.58mi
2650 S Brandywine Ln Tucson, AZ	3.0	2.5	1340	$1,500	$1.12	93d	1	0.62mi
9202 E 39th St Tucson, AZ	3.0	2.0	1728	$1,650	$0.95	72d	1	0.65mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	65d	1	0.70mi
2618 S Camino Seco Tucson, AZ	2.0	1.5	1442	$1,299	$0.90	72d	1	0.78mi
2501 S Pantano Pkwy Unit 3 Tucson, AZ	3.0	2.0	1150	$1,500	$1.30	20d	1	0.81mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	93d	1	0.82mi
9020 E Pantano Bluff Dr Tucson, AZ	3.0	2.0	1740	$1,999	$1.15	17d	1	0.87mi
8737 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1383	$2,095	$1.51	93d	1	0.88mi
8823 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1383	$1,795	$1.30	20d	1	0.89mi
8749 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1462	$1,750	$1.20	35d	1	0.90mi
9172 E Corte Arroyo Oeste Tucson, AZ	3.0	2.0	1350	$1,900	$1.41	52d	1	0.92mi
2342 S Via de Dos Arroyos Tucson, AZ	3.0	2.0	1618	$1,795	$1.11	93d	1	0.92mi
4433 S Sunrise Bluff Way Tucson, AZ	3.0	2.0	1465	$1,895	$1.29	72d	1	0.93mi
8250 E Golf Links Rd Tucson, AZ	1.0–3.0	1.0–2.0	865	$1,584	$1.83	16d	27	0.94mi
8763 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1262	$1,895	$1.50	17d	1	0.96mi
9530 E 42nd St Tucson, AZ	3.0	2.0	1284	$1,895	$1.48	41d	1	0.96mi
8315 E Golf Links Rd Tucson, AZ	2.0–3.0	2.0	1389	$1,945	$1.40	20d	2	0.97mi
2494 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	93d	1	0.97mi
2461 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	93d	1	0.98mi
8024 E Victoria Dr Tucson, AZ	3.0	2.0	1127	$1,500	$1.33	72d	1	1.00mi
8030 E Lakeside Pkwy Tucson, AZ	2.0	2.0	880	$1,292	$1.47	17d	1	1.00mi
8030 E Lakeside Pkwy Tucson, AZ	2.0	2.0	880	$1,308	$1.49	52d	1	1.00mi
9009 E Kinross Dr Tucson, AZ	3.0	2.0	1304	$1,715	$1.32	70d	1	1.02mi
8755 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1465	$1,875	$1.28	41d	1	1.02mi
8164 E Cricket Song Trl Tucson, AZ	3.0	2.5	1704	$1,750	$1.03	93d	1	1.08mi
3110 S Portia Ave Tucson, AZ	3.0	2.0	1632	$1,575	$0.97	32d	1	1.09mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,295	$1.29	28d	1	1.10mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,195	$1.20	70d	1	1.10mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,395	$1.40	52d	1	1.10mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,195	$1.20	20d	1	1.10mi
3410 S Lakeside Pl Tucson, AZ	3.0	2.0	1271	$1,800	$1.42	72d	1	1.12mi
8061 E Senate St Tucson, AZ	2.0	2.5	1298	$1,700	$1.31	70d	1	1.13mi
2024 S Birdie Cir Tucson, AZ	3.0	2.0	1479	$1,675	$1.13	52d	1	1.16mi
8925 E Citrus Tree Dr Tucson, AZ	3.0	2.0	1165	$1,595	$1.37	28d	1	1.16mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,645	$1.41	72d	1	1.17mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	39d	1	1.17mi

HOA detail $699/mo · $8,388/yr

• Likely covers: electric

Listing history 1 events

1. 2026-03-02
   listed $80,000 Active 684-char remark

   Show marketing remark (684 chars)

   This newly redecorated and furnished Golden West home is charmingly contemporary. Window treatments included and has been freshly painted inside. Beautiful galley kitchen leads to charming dining area as well as family area with extra seating for socializing. The dining area has mirrored cabinet and contemporary table and chairs. Living room and bedrooms are carpeted and beautifully decorated. New plumbing throughout the home. Updated electrical work as well. A new furnace and air conditioner newly installed. New television set, new washer and new dishwasher. Modern furniture included. Front patio and brick porch enclosed by fencing with two gates, front and back.

ⓘ 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: $15,859
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$8,388
• − Depreciation: −$2,327
• Taxable loss: −$3,475
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $-1,660/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 charmingly contemporary manufactured home is in good condition with recent updates and improvements. It is move-in ready and has the potential for further value increases with minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the flooring in the kitchen and bathrooms — Modernizes the space and can increase both resale and rental value. ↑
• Both Updating the kitchen appliances — Modernizes the space and can increase both resale and rental value. ↑
• Both Upgrading the lighting fixtures — Enhances the ambiance and can increase both resale and rental 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

1 event — show timeline

• 2026-03-02 Listed $80,000 ARMLS