1776 S Palo Verde Ave Unit C 106 · Tucson, AZ 85713

$69,000

1 bd · 1.0 ba · 650 sqft · Condo · 127 Days on market

Built 1962 $106/sqft · 16% above area Est $59k · 16% over

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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 +16.0/30.0
• 1% rule +8.6/10.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated downstairs unit in Central Tucson featuring spacious floor plan ,ceramic tile floors, dual-pane windows and sliders, and tastefully done kitchen, bathroom updated. All furnishings convey. Monthly HOA fees cover property taxes, water, sewer, trash, roof maintenance, pest control, exterior upkeep, pool access, and more. Conveniently located near shopping, bus lines, and Reid Park, which offers a golf course, dog park, and walking paths. Easy access to Downtown Tucson and the University of Arizona. Cash purchase only; rentals are not permitted. Agent Only Remarks Cash only, no rentals. GNC property manager has the application, bylaws and rules 520-493-2275

Key facts

• Pool access
• Dual-pane windows
• Modern appliances

Tags

• COLORED CONCRETE FLOORS
• DUAL-PANE WINDOWS
• COMPLETELY REMODELED KITCHEN
• MODERN APPLIANCES
• POOL ACCESS
• EASY ACCESS TO DOWNTOWN TUCSON

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $34 ($402/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 flat; 264 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $477 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 127 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 33y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $69k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 1.36% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 6.1

CMA / ARV

• ARV (median comp): $59,395
• List price: $69,000
• Delta: 16.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.41×
• Total profit: $-11,456
• Equity at exit: $10,288

10-year hold

• IRR: -19.9%
• Equity multiple: 0.14×
• Total profit: $-16,550
• Equity at exit: $5,966

Cash invested: $19,320 (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 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $940 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA est. from 23 same-building comps: −$232
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $34

Break-even live

Break-even rent $897

Max offer price $69,000

Occupancy floor 91%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	44d	1	0.84mi
3049 E Proctor Vis Unit ProctorVista3051 Tucson, AZ	1.0	1.0	600	$800	$1.33	44d	1	0.84mi
3049 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	44d	1	0.84mi
3043 E Proctor Vis Tucson, AZ	1.0	1.0	600	$750	$1.25	17d	1	0.84mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	14d	1	0.89mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	17d	1	0.89mi
4250 E 29th St Tucson, AZ	1.0	1.0	418	$874	$2.09	44d	1	1.00mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$849	$1.45	3d	7	1.01mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	44d	1	1.05mi
1524 S Columbus Blvd Tucson, AZ	1.0	1.0	689	$825	$1.20	3d	1	1.07mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$1,075	$1.72	44d	1	1.13mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$975	$1.56	21d	1	1.13mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	520	$900	$1.73	44d	1	1.13mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	560	$900	$1.61	23d	1	1.13mi
2842 S Coconino Vis Unit 2844 Tucson, AZ	2.0	1.0	750	$800	$1.07	20d	1	1.17mi
2842 S Coconino Vis Tucson, AZ	2.0	1.0	750	$800	$1.07	17d	1	1.17mi
850 S Tucson Blvd Unit Tucson886 Tucson, AZ	1.0	1.0	525	$800	$1.52	44d	1	1.23mi
4440 E 29th St Unit I210 Tucson, AZ	2.0	1.0	646	$850	$1.32	44d	1	1.25mi
4440 E 29th St Unit E216 Tucson, AZ	1.0	1.0	488	$650	$1.33	23d	1	1.25mi
4440 E 29th St Unit C211 Tucson, AZ	2.0	1.0	646	$850	$1.32	16d	1	1.25mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,232	$2.29	44d	1	1.29mi
660 S Tucson Blvd Unit 103 Tucson, AZ	1.0	1.0	600	$850	$1.42	23d	1	1.35mi
660 S Tucson Blvd Unit 114 Tucson, AZ	1.0	1.0	600	$725	$1.21	44d	1	1.35mi
460 S Bryant Ave Tucson, AZ	1.0	1.0	600	$743	$1.24	3d	1	1.35mi
4150 E Brown Way Tucson, AZ	—	1.0	400	$750	$1.88	44d	1	1.36mi
4148 E Brown Way Tucson, AZ	—	1.0	400	$750	$1.88	44d	1	1.36mi
4431 E 22nd St Tucson, AZ	1.0–2.0	1.0	770	$901	$1.17	44d	2	1.37mi
4162 E Brown Way Tucson, AZ	1.0	1.0	600	$900	$1.50	44d	1	1.38mi
2012 E 36th St Unit 2014 Tucson, AZ	2.0	1.0	700	$925	$1.32	44d	1	1.40mi
4171 E Brown Way Tucson, AZ	1.0	1.0	583	$850	$1.46	23d	1	1.41mi

HOA detail condo

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

Listing history 47 events

1. 2026-06-18
   days on market $69,000 Active 127 DOM
2. 2026-06-17
   days on market $69,000 Active 126 DOM
3. 2026-06-16
   days on market $69,000 Active 125 DOM
4. 2026-06-15
   days on market $69,000 Active 124 DOM
5. 2026-06-13
   pricedays on market $69,000 Active 122 DOM
6. 2026-06-10
   days on market $75,000 Active 119 DOM
7. 2026-06-09
   days on market $75,000 Active 118 DOM
8. 2026-06-08
   days on market $75,000 Active 117 DOM
9. 2026-06-07
   days on market $75,000 Active 116 DOM
10. 2026-06-05
    days on market $75,000 Active 113 DOM
11. 2026-06-03
    days on market $75,000 Active 112 DOM
12. 2026-06-02
    days on market $75,000 Active 111 DOM
13. 2026-06-01
    days on market $75,000 Active 110 DOM
14. 2026-05-31
    days on market $75,000 Active 109 DOM
15. 2026-02-12
    listed $75,000 Active 685-char remark

    Show marketing remark (685 chars)

    Beautifully updated downstairs unit in Central Tucson featuring spacious floor plan ,ceramic tile floors, dual-pane windows and sliders, and tastefully done kitchen, bathroom updated. All furnishings convey. Monthly HOA fees cover property taxes, water, sewer, trash, roof maintenance, pest control, exterior upkeep, pool access, and more. Conveniently located near shopping, bus lines, and Reid Park, which offers a golf course, dog park, and walking paths. Easy access to Downtown Tucson and the University of Arizona. Cash purchase only; rentals are not permitted. Agent Only Remarks Cash only, no rentals. GNC property manager has the application, bylaws and rules 520-493-2275

16. 2014-02-02
    historical
17. 2013-11-08
    listed $25,000 Active
18. 2012-11-21
    soldstatus $20,900
19. 2012-11-13
    historical
20. 2012-10-09
    listed $21,900
21. 2012-09-16
    historical
22. 2012-06-20
    listed $24,900
23. 2011-03-07
    soldstatus $18,000
24. 2011-02-16
    historical
25. 2011-01-27
    listed $25,900
26. 2011-01-10
    historical
27. 2010-05-03
    listed $26,000
28. 2010-04-30
    historical
29. 2009-01-05
    listed $29,900
30. 2008-12-30
    historical
31. 2008-06-17
    listed $36,900
32. 2008-03-30
    historical
33. 2007-09-26
    listed $37,900
34. 2004-07-29
    soldstatus $18,000
35. 2004-04-08
    listed $18,000
36. 2002-11-08
    historical
37. 2002-10-10
    listed $16,900
38. 2002-02-01
    historical
39. 2002-02-01
    historical
40. 2001-10-26
    historical
41. 2001-09-18
    listed $16,900
42. 2000-12-21
    soldstatus $10,500
43. 2000-05-30
    listed $14,290
44. 1999-08-10
    listed $14,290
45. 1994-05-24
    soldstatus $9,500
46. 1994-05-10
    listed $10,500
47. 1993-08-25
    listed $9,500

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°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: $11,276
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$902
• − Management: −$902
• − HOA: −$2,784
• − Depreciation: −$2,007
• Taxable loss: −$564
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $538/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): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1517.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• 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

+689.5% since first listed

33 events — show timeline

• 2026-02-12 Listed $75,000 MLSSAZ
• 2014-02-02 Listing Removed — MLSSAZ
• 2013-11-08 Listed $25,000 MLSSAZ
• 2012-11-21 Sold (MLS) $20,900 MLSSAZ
• 2012-11-13 Listing Removed — MLSSAZ
• 2012-10-09 Listed $21,900 MLSSAZ
• 2012-09-16 Listing Removed — MLSSAZ
• 2012-06-20 Listed $24,900 MLSSAZ
• 2011-03-07 Sold (MLS) $18,000 MLSSAZ
• 2011-02-16 Listing Removed — MLSSAZ
• 2011-01-27 Listed $25,900 MLSSAZ
• 2011-01-10 Listing Removed — MLSSAZ
• 2010-05-03 Listed $26,000 MLSSAZ
• 2010-04-30 Listing Removed — MLSSAZ
• 2009-01-05 Listed $29,900 MLSSAZ
• 2008-12-30 Listing Removed — MLSSAZ
• 2008-06-17 Listed $36,900 MLSSAZ
• 2008-03-30 Listing Removed — MLSSAZ
• 2007-09-26 Listed $37,900 MLSSAZ
• 2004-07-29 Sold (MLS) $18,000 MLSSAZ
• 2004-04-08 Listed $18,000 MLSSAZ
• 2002-11-08 Listing Removed — MLSSAZ
• 2002-10-10 Listed $16,900 MLSSAZ
• 2002-02-01 Listing Removed — MLSSAZ
• 2002-02-01 Listing Removed — MLSSAZ
• 2001-10-26 Listing Removed — MLSSAZ
• 2001-09-18 Listed $16,900 MLSSAZ
• 2000-12-21 Sold (MLS) $10,500 MLSSAZ
• 2000-05-30 Listed $14,290 MLSSAZ
• 1999-08-10 Listed $14,290 MLSSAZ
• 1994-05-24 Sold (MLS) $9,500 MLSSAZ
• 1994-05-10 Listed $10,500 MLSSAZ
• 1993-08-25 Listed $9,500 MLSSAZ