6335 N Barcelona Ln #723 · Casas Adobes, AZ 85704

$90,000

2 bd · 1.0 ba · 912 sqft · Condo · 112 Days on market

Built 1972 Average condition $99/sqft · 26% below area Est $122k · 26% under $410/mo HOA · 32% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +9.1/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a quiet corner of the community, this charming 2-bedroom, 1-bath condominium offers comfort, convenience, and a fantastic north-side location. Enjoy cozy evenings by the beautiful fireplace, prepare meals in the well-appointed kitchen, or unwind on the private balcony--perfect for relaxing or entertaining guests. The HOA fee covers water, gas, trash service, exterior maintenance, and roof maintenance, providing exceptional value and peace of mind. Residents also enjoy access to two sparkling pools, a clubhouse, and tennis courts, making it easy to enjoy the community's many amenities.

Key facts

• Beautiful fireplace
• Two sparkling pools
• Clubhouse

Tags

• NORTH-SIDE LOCATION
• BEAUTIFUL FIREPLACE
• WELL-APPOINTED KITCHEN
• PRIVATE BALCONY
• TWO SPARKLING POOLS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-30 ($-354/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (4.7% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.5% in Casas Adobes — 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 79/100 on livability (#8 in AZ, #2,353 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment B+; Watch: amenities D.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Creek Elementary School (math 32% / reading 47%, grade F, #398 of 1,109 statewide, top 37%, 297 students, 25% FRL); La Cima Middle School (math 12% / reading 19%, grade F, #155 of 218 statewide, top 71%, 421 students, 78% FRL); Amphitheater High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,163 students, 80% FRL) — zoned schools average 61% FRL vs 24% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the Amphitheater Unified District (4406) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $622 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

• It's been on market 112 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% 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 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $122,268
• List price: $90,000
• Delta: -26.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6335 N Barcelona Ln #719	0.01mi	2/1.0	912 (0%)	4mo	$90,000	$99	97
6325 N Barcelona Ln #711	0.01mi	2/1.0	912 (0%)	7mo	$114,000	$125	94
6331 N Barcelona Ct #920	0.12mi	2/1.0	912 (0%)	1mo	$118,000	$129	94
6277 N Windemere St	0.14mi	2/2.0	985 (+8%)	7mo	$267,720	$272	70
5901 N Oracle Rd #14	0.51mi	2/1.0	882 (-3%)	3mo	$170,000	$193	68
706 W Rushwood Dr	0.17mi	2/2.0	1,100 (+21%)	3mo	$278,000	$253	61
6367 N Willowhaven	0.22mi	2/2.0	1,107 (+21%)	4mo	$255,000	$230	58
703 W Las Lomitas Rd	0.71mi	1/1.0 (-1)	879 (-4%)	5mo	$240,000	$273	51
5239 N Tigua Dr	1.31mi	2/2.0	1,104 (+21%)	1mo	$273,000	$247	35
5212 N Pueblo Villas Dr	1.38mi	2/2.0	1,104 (+21%)	4mo	$290,000	$263	33
5132 N Pueblo Villas Dr	1.50mi	2/2.0	1,104 (+21%)	6mo	$259,900	$235	31
5135 N Pueblo Villas Dr	1.49mi	2/2.0	1,104 (+21%)	6mo	$286,000	$259	31

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-17,669
• Equity at exit: $13,419

10-year hold

• IRR: -17.7%
• Equity multiple: 0.10×
• Total profit: $-22,624
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

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

ZIP-level market 85704

• Rents YoY: 1.8%
• Active inventory: 273
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$410
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-30

Break-even live

Break-even rent $1,306

Max offer price $85,729

Occupancy floor 97%

Sensitivity live

Price	-10% $33	-5% $2	+0% $-30	+5% $-61	+10% $-92
Rent	-10% $-130	-5% $-80	+0% $-30	+5% $21	+10% $71
Rate	-1.0pp $16	-0.5pp $-7	base $-30	+0.5pp $-53	+1.0pp $-77

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
461 W Yucca Ct Unit 312 Tucson, AZ	2.0	2.0	960	$1,303	$1.36	9d	1	0.06mi
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$755	$1.12	7d	1	0.07mi
6312 N Barcelona Ln #608 Tucson, AZ	2.0	2.0	960	$1,200	$1.25	9d	1	0.07mi
645 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	1259	$1,800	$1.43	0d	14	0.10mi
6301 N Barcelona Ct Unit 1010 Tucson, AZ	1.0	1.0	672	$899	$1.34	85d	1	0.14mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	119d	1	0.14mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	87d	1	0.14mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$850	$1.26	9d	1	0.15mi
444 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	641	$1,312	$2.05	0d	19	0.19mi
6368 N Willowhaven Dr Tucson, AZ	2.0	2.0	1051	$1,600	$1.52	139d	1	0.20mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,700	$1.73	5d	13	0.26mi
179 W Lillian Ln Tucson, AZ	2.0	2.0	1060	$1,675	$1.58	139d	1	0.30mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,275	$1.81	4d	6	0.36mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$1,121	$1.87	0d	6	0.39mi
951 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	1031	$1,758	$1.70	0d	17	0.44mi
5921 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	896	$1,377	$1.54	0d	14	0.48mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	139d	1	0.55mi
5901 N Oracle Rd Tucson, AZ	1.0	1.0	670	$995	$1.49	9d	1	0.56mi
629 W Las Lomitas Rd Tucson, AZ	1.0	1.0	802	$1,275	$1.59	139d	1	0.72mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$1,900	$2.71	85d	1	1.13mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	112d	1	1.13mi
5213 N Tigua Dr Tucson, AZ	2.0	2.0	1104	$1,775	$1.61	0d	1	1.41mi

Property features AI

Finance

• HOA & community: HOA provides clubhouse, laundry, park, pool, tennis courts, lighted areas, paved streets, and street lightsHOA fee $410/monthHOA transfer fee $400HOA covers common area maintenance, gated community, gas, pest control, roof repair/replacement, sewer, street maintenance, and water

Exterior

• Parking: Covered parking (1 space)1 carport space
• Security: Smoke detector(s)
• Utilities: Public waterSewer connected
• Home design: CondominiumOne levelFaces west
• Construction: Frame constructionBuilt-up roof
• Exterior features: Covered patio/porchBorders common areaEast/West exposurePaved road access

Interior

• Kitchen: DishwasherDisposalRefrigeratorElectric ovenMicrowave
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Walk-in closet(s)Wood-burning fireplace in the great room (1 fireplace)
• Laundry & utility: Laundry available (association laundry)

HOA detail $410/mo · $4,920/yr condo

• Likely covers: watertrashgasexterior maint.roofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $90,000 Active 112 DOM
2. 2026-09-22
   days on market $90,000 Active 111 DOM
3. 2026-09-21
   days on market $90,000 Active 110 DOM
4. 2026-09-20
   days on market $90,000 Active 109 DOM
5. 2026-09-19
   days on market $90,000 Active 108 DOM
6. 2026-09-18
   days on market $90,000 Active 107 DOM
7. 2026-09-17
   days on market $90,000 Active 106 DOM
8. 2026-09-16
   days on market $90,000 Active 105 DOM
9. 2026-09-15
   days on market $90,000 Active 104 DOM
10. 2026-09-14
    days on market $90,000 Active 103 DOM
11. 2026-09-13
    days on market $90,000 Active 102 DOM
12. 2026-09-12
    days on market $90,000 Active 101 DOM
13. 2026-09-11
    days on market $90,000 Active 100 DOM
14. 2026-09-05
    days on market $90,000 Active 94 DOM
15. 2026-09-04
    days on market $90,000 Active 93 DOM
16. 2026-09-03
    days on market $90,000 Active 92 DOM
17. 2026-08-31
    days on market $90,000 Active 89 DOM
18. 2026-08-30
    days on market $90,000 Active 88 DOM
19. 2026-08-29
    days on market $90,000 Active 87 DOM
20. 2026-08-28
    days on market $90,000 Active 86 DOM
21. 2026-08-27
    days on market $90,000 Active 85 DOM
22. 2026-08-26
    days on market $90,000 Active 84 DOM
23. 2026-08-25
    days on market $90,000 Active 83 DOM
24. 2026-08-24
    days on market $90,000 Active 82 DOM
25. 2026-08-23
    days on market $90,000 Active 81 DOM
26. 2026-08-22
    days on market $90,000 Active 80 DOM
27. 2026-08-21
    days on market $90,000 Active 79 DOM
28. 2026-08-20
    days on market $90,000 Active 78 DOM
29. 2026-08-19
    days on market $90,000 Active 77 DOM
30. 2026-08-18
    days on market $90,000 Active 76 DOM
31. 2026-08-17
    days on market $90,000 Active 75 DOM
32. 2026-08-16
    days on market $90,000 Active 74 DOM
33. 2026-08-15
    days on market $90,000 Active 73 DOM
34. 2026-08-14
    days on market $90,000 Active 72 DOM
35. 2026-08-13
    days on market $90,000 Active 71 DOM
36. 2026-08-12
    days on market $90,000 Active 70 DOM
37. 2026-08-11
    pricedays on market $90,000 Active 69 DOM
38. 2026-08-10
    days on market $95,000 Active 68 DOM
39. 2026-08-09
    days on market $95,000 Active 67 DOM
40. 2026-08-08
    days on market $95,000 Active 66 DOM
41. 2026-08-07
    days on market $95,000 Active 65 DOM
42. 2026-08-06
    days on market $95,000 Active 64 DOM
43. 2026-08-05
    days on market $95,000 Active 63 DOM
44. 2026-08-04
    days on market $95,000 Active 62 DOM
45. 2026-08-03
    days on market $95,000 Active 61 DOM
46. 2026-07-31
    days on market $95,000 Active 58 DOM
47. 2026-07-30
    days on market $95,000 Active 57 DOM
48. 2026-07-30
    days on market $95,000 Active 56 DOM
49. 2026-07-28
    days on market $95,000 Active 55 DOM
50. 2026-07-26
    days on market $95,000 Active 53 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $15,227
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − HOA: −$4,920
• − Depreciation: −$2,618
• Taxable loss: −$1,589
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $27/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

Average 55/100 Cosmetic rehab Est. rehab $4,560–$13,680 screening

This 2-bedroom, 1-bath condominium is in average condition with some cosmetic repairs and maintenance needed. The home is located in a quiet community with access to amenities, making it an excellent opportunity for a full-time residence or investment property.

Repairs flagged

• Minor kitchen cabinets — Slight wear on cabinet doors and drawers.
• Minor bathroom fixtures — Some wear on sink and toilet handles.
• Minor landscaping — Dry and sparse, could benefit from some updates to enhance curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Seal tile flooring — Sealing the tile flooring can improve its appearance and durability. ↑
• Both Replace window screens — New screens can improve the home's curb appeal and energy efficiency. ↑

ⓘ 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 22/100

Zoned Schools

Elementary Lulu Walker School F AZ #398/1,109 Nat'l #19,648/41,679 Middle La Cima Middle School F AZ #155/218 Nat'l #12,557/14,009 High Amphitheater High School F AZ #343/381 Nat'l #16,463/17,239

Schools (NCES district)

• District: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

B Composite livability gradescore 79/100

Livability — Casas Adobes

• Score: 79/100
• State rank: #8
• US rank: #2353

Category grades

Amenities D Commute B Cost of living B+ Crime C Employment B+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casas Adobes, AZ
• County: Pima County · 1,066,056 people
• City population: 67,940
• Metro: Tucson, AZ
• Population (ZIP): 35,210
• Household income: $81,696
• Rent vs Own: 42.1% rent · 57.9% 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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 9% Other Asian/Pacific 1% Other Indo-European 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: ▼ -361.61%
• Current HPI: 300.8235
• Rent YoY: ▲ 1.83%
• 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

Property features AI

Finance

• HOA & community: HOA provides clubhouse, laundry, park, pool, tennis courts, lighted areas, paved streets, and street lightsHOA fee $410/monthHOA transfer fee $400HOA covers common area maintenance, gated community, gas, pest control, roof repair/replacement, sewer, street maintenance, and water

Exterior

• Parking: Covered parking (1 space)1 carport space
• Security: Smoke detector(s)
• Utilities: Public waterSewer connected
• Home design: CondominiumOne levelFaces west
• Construction: Frame constructionBuilt-up roof
• Exterior features: Covered patio/porchBorders common areaEast/West exposurePaved road access

Interior

• Kitchen: DishwasherDisposalRefrigeratorElectric ovenMicrowave
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Walk-in closet(s)Wood-burning fireplace in the great room (1 fireplace)
• Laundry & utility: Laundry available (association laundry)

Price history

1 event — show timeline

• 2026-06-02 Listed $95,000 MLSSAZ