1620 N Wilmot Rd Unit D170 · Tucson, AZ 85712

$87,500

1 bd · 1.0 ba · 500 sqft · Condo public records · 6 Days on market

Built 1977

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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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful house on 1620 N. Wilmot unit D-170

Key facts

• Full tub
• Smart updates
• New ac

Tags

• SMART UPDATES
• NEW AC
• FRESH TILE FLOORING
• OVERSIZED WALK-IN CLOSET
• FULL TUB
• WIDE VANITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $9 ($104/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $88k).
• Cap rate 6.4% 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 rising (+1.5%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $605 of loan paydown is wiped out by about $3k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $70k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,500

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-14,899
• Equity at exit: $13,047

10-year hold

• IRR: -13.0%
• Equity multiple: 0.29×
• Total profit: $-17,325
• Equity at exit: $7,565

Cash invested: $24,500 (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 85712

• Rents YoY: 1.5%
• Active inventory: 139
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $883 high
• Mortgage (P&I): −$459
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$36
• HOA est. from 7 same-building comps: −$167
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $9

Break-even live

Break-even rent $872

Max offer price $87,500

Occupancy floor 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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 N Wilmot Rd Unit 174 Tucson, AZ	—	1.0	500	$870	$1.74	3d	1	0.01mi
1620 N Wilmot Rd Tucson, AZ	2.0	1.0–2.0	779	$1,051	$1.35	43d	5	0.02mi
1620 N Wilmot Rd Tucson, AZ	1.0–2.0	1.0–2.0	865	$895	$1.03	11d	5	0.02mi
1475 N Wilmot Rd Tucson, AZ	1.0–2.0	1.0–2.0	767	$799	$1.04	3d	6	0.27mi
6201 E Pima St Tucson, AZ	1.0–3.0	1.0	819	$799	$0.97	19d	6	0.31mi
2000 N Camino Serna Unit CH2000-19 Tucson, AZ	—	1.0	370	$699	$1.89	3d	1	0.41mi
2000 N Camino Serna Unit CH2000-8 Tucson, AZ	—	1.0	370	$650	$1.76	3d	1	0.41mi
6160 E Bellevue St Tucson, AZ	1.0	1.0	493	$769	$1.56	3d	4	0.48mi
6795 Calle La Paz Tucson, AZ	1.0–3.0	1.0–2.0	985	$1,309	$1.33	2d	15	0.50mi
6161 E Grant Rd Tucson, AZ	1.0	1.0	620	$862	$1.39	16d	1	0.91mi
5638 E Fairmount St Unit B Tucson, AZ	1.0	1.0	500	$925	$1.85	3d	1	1.00mi
5666 E Hampton St Tucson, AZ	1.0–2.0	1.0–2.0	700	$980	$1.40	2d	10	1.06mi
5651 E Edison St Tucson, AZ	1.0	1.0	472	$725	$1.54	19d	1	1.09mi
5651 E Edison St Tucson, AZ	1.0	1.0	472	$725	$1.54	43d	1	1.09mi
5564 E Camden St Unit B Tucson, AZ	1.0	1.0	583	$1,150	$1.97	43d	1	1.09mi
5570 E Hampton St Unit 115 Tucson, AZ	1.0	1.0	454	$795	$1.75	43d	1	1.13mi
5570 E Hampton St Unit 220 Tucson, AZ	2.0	2.0	720	$950	$1.32	43d	1	1.13mi
1175 N Jefferson Ave Tucson, AZ	1.0	1.0	520	$799	$1.54	43d	1	1.13mi
1175 N Jefferson Ave Unit 212 Tucson, AZ	1.0	1.0	520	$899	$1.73	43d	1	1.14mi
5530 E Bellevue St Tucson, AZ	1.0	1.0	490	$799	$1.63	43d	1	1.17mi
373 N Wilmot Rd Tucson, AZ	2.0	1.0–2.0	625	$864	$1.38	43d	1	1.18mi
1424 N Craycroft Rd Unit 8 Tucson, AZ	1.0	1.0	625	$795	$1.27	23d	1	1.18mi
1350 N Craycroft Rd Unit u Tucson, AZ	1.0	1.0	600	$725	$1.21	43d	1	1.19mi
1420 N Craycroft Rd Unit Craycroft1420-02 Tucson, AZ	1.0	1.0	624	$795	$1.27	43d	1	1.19mi
1302 N Craycroft Rd Unit CRAY1350-V Tucson, AZ	1.0	1.0	600	$725	$1.21	43d	1	1.20mi
1402 N Craycroft Rd Tucson, AZ	1.0	1.0	575	$895	$1.56	23d	1	1.20mi
6770 E Carondelet Dr Tucson, AZ	1.0–2.0	1.0–2.0	915	$900	$0.98	3d	10	1.20mi
201 N Wilmot Rd Tucson, AZ	2.0	1.0	615	$984	$1.60	3d	22	1.27mi
5416 E Lee St Unit Lee5416-2 Tucson, AZ	2.0	1.0	750	$899	$1.20	43d	1	1.29mi
7401 E Speedway Blvd Tucson, AZ	1.0–2.0	1.0–2.0	849	$1,200	$1.41	3d	14	1.29mi
7424 E Speedway Blvd Tucson, AZ	1.0–2.0	1.0–2.0	660	$950	$1.44	1d	9	1.33mi
665 N Jefferson Ave Tucson, AZ	1.0	1.0	608	$853	$1.40	11d	1	1.35mi
6199 E Broadway Blvd Tucson, AZ	1.0	1.0	590	$1,079	$1.83	16d	1	1.35mi
2345 N Craycroft Rd Tucson, AZ	1.0	1.0	495	$1,043	$2.11	19d	19	1.36mi
1644 N Beverly Ave Tucson, AZ	1.0	1.0	600	$750	$1.25	17d	1	1.43mi
1638 N Beverly Ave Tucson, AZ	1.0	1.0	680	$750	$1.10	3d	1	1.43mi
6639 E Broadway Blvd Tucson, AZ	1.0	1.0	650	$949	$1.46	43d	1	1.43mi
6821 E Broadway Blvd Tucson, AZ	1.0	1.0	710	$949	$1.34	43d	1	1.44mi
1634 N Beverly Ave Unit BE1660 Tucson, AZ	1.0	1.0	680	$750	$1.10	23d	1	1.44mi
1634 N Beverly Ave Unit BE1662 Tucson, AZ	2.0	1.0	700	$950	$1.36	23d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $87,500 Active 6 DOM
2. 2026-06-17
   days on market $87,500 Active 5 DOM
3. 2026-06-16
   days on market $87,500 Active 4 DOM
4. 2026-06-15
   days on market $87,500 Active 3 DOM
5. 2026-06-13
   remarks 657-char remark
6. 2026-06-13
   days on marketlisting id $87,500 Active 1 DOM
7. 2026-05-08
   price $87,500 44-char remark

   Show marketing remark (44 chars)

   Beautiful house on 1620 N. Wilmot unit D-170

8. 2026-04-04
   price $88,500 44-char remark

   Show marketing remark (44 chars)

   Beautiful house on 1620 N. Wilmot unit D-170

9. 2026-03-08
   listed $89,000 Active 44-char remark

   Show marketing remark (44 chars)

   Beautiful house on 1620 N. Wilmot unit D-170

10. 2026-01-01
    price $87,500
11. 2026-01-01
    historical
12. 2025-11-24
    price $85,000
13. 2025-11-12
    price $88,000
14. 2025-11-04
    price $97,000
15. 2025-09-17
    price $98,000
16. 2025-07-09
    listed $95,000 Active
17. 2025-05-19
    historical
18. 2025-05-07
    price $115,000
19. 2025-03-19
    price $123,000
20. 2025-02-19
    price $124,000
21. 2024-11-23
    listed $127,500 Active
22. 2007-03-05
    soldstatus $69,900
23. 2007-03-05
    soldstatus $69,900
24. 2007-01-30
    listed $69,900
25. 2006-08-04
    soldstatus $53,000
26. 2005-01-12
    soldstatus $22,000
27. 1986-12-31
    soldstatus $15,500
28. 1986-07-01
    soldstatus $3,000,000
29. 1983-09-01
    soldstatus $5,636,000

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$256/yr (+$21/mo · 79.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 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: $10,600
• − Mortgage interest: −$4,901
• − Property taxes: −$322
• − Insurance: −$438
• − Repairs & maintenance: −$848
• − Management: −$848
• − HOA: −$2,004
• − Depreciation: −$2,545
• Taxable loss: −$1,306
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $418/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: 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): 31,571
• Household income: $50,625
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2140.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 15% Black 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 80% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -324.39%
• Current HPI: 266.7562
• Rent YoY: ▲ 1.47%
• 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

-98.4% since first listed

23 events — show timeline

• 2026-05-08 Price Changed $87,500 MLSSAZ
• 2026-04-04 Price Changed $88,500 MLSSAZ
• 2026-03-08 Listed $89,000 MLSSAZ
• 2026-01-01 Listing Removed — MLSSAZ
• 2026-01-01 Price Changed $87,500 MLSSAZ
• 2025-11-24 Price Changed $85,000 MLSSAZ
• 2025-11-12 Price Changed $88,000 MLSSAZ
• 2025-11-04 Price Changed $97,000 MLSSAZ
• 2025-09-17 Price Changed $98,000 MLSSAZ
• 2025-07-09 Listed $95,000 MLSSAZ
• 2025-05-19 Listing Removed — MLSSAZ
• 2025-05-07 Price Changed $115,000 MLSSAZ
• 2025-03-19 Price Changed $123,000 MLSSAZ
• 2025-02-19 Price Changed $124,000 MLSSAZ
• 2024-11-23 Listed $127,500 MLSSAZ
• 2007-03-05 Sold (Public Records) $69,900 Public Records
• 2007-03-05 Sold (MLS) $69,900 MLSSAZ
• 2007-01-30 Listed $69,900 MLSSAZ
• 2006-08-04 Sold (Public Records) $53,000 Public Records
• 2005-01-12 Sold (Public Records) $22,000 Public Records
• 1986-12-31 Sold (Public Records) $15,500 Public Records
• 1986-07-01 Sold (Public Records) $3,000,000 Public Records
• 1983-09-01 Sold (Public Records) $5,636,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $322 · +18.4% YoY. Source: county tax records.