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

$95,000

2 bd · 1.0 ba · 912 sqft · Condo · 19 Days on market

Built 1972 Average condition $410/mo HOA · 32% 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).

• Cash flow +10.1/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.8/5.0
• 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. An excellent opportunity for a full-time residence, seasonal retreat, or investment property

Key facts

• Beautiful fireplace
• Two sparkling pools
• Clubhouse

Tags

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

Property features AI

Finance

• HOA & community: HOA provides clubhouse, laundry, park, pool, tennis courts, lighted areas, paved streets, and street lights; HOA fee $410/month; HOA transfer fee $400; HOA 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 water; Sewer connected
• Home design: Condominium; One level; Faces west
• Construction: Frame construction; Built-up roof
• Exterior features: Covered patio/porch; Borders common area; East/West exposure; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric oven; Microwave
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closet(s); Wood-burning fireplace in the great room (1 fireplace)
• Laundry & utility: Laundry available (association laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-56 ($-667/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (8.5% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $87k (8.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: The Innovation Academy (math 62% / reading 72%, grade B+, #73 of 1,109 statewide, top 7%, 411 students, 9% 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 56% FRL vs 24% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 165 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 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 19 days — a 2% lower offer ($94k) 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 $86,953 (8.5% 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. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-20,154
• Equity at exit: $14,165

10-year hold

• IRR: -21.0%
• Equity multiple: -0.01×
• Total profit: $-26,976
• Equity at exit: $8,214

Cash invested: $26,600 (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 85704

• Rents YoY: 1.8%
• Active inventory: 165
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$410
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-56

Break-even live

Break-even rent $1,350

Max offer price $86,953

Occupancy floor 99%

Sensitivity live

Price	-10% $10	-5% $-23	+0% $-56	+5% $-88	+10% $-121
Rent	-10% $-157	-5% $-106	+0% $-56	+5% $-5	+10% $45
Rate	-1.0pp $-8	-0.5pp $-31	base $-56	+0.5pp $-80	+1.0pp $-105

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$849	$1.26	4d	1	0.07mi
6312 N Barcelona Ln #608 Tucson, AZ	2.0	2.0	960	$1,300	$1.35	46d	1	0.07mi
6301 N Barcelona Ct #1010 Tucson, AZ	1.0	1.0	672	$899	$1.34	46d	1	0.14mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	26d	1	0.14mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$1,000	$1.49	26d	1	0.15mi
444 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	641	$1,375	$2.15	4d	15	0.19mi
6368 N Willowhaven Dr Tucson, AZ	2.0	2.0	1051	$1,600	$1.52	46d	1	0.20mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,682	$1.71	4d	15	0.26mi
179 W Lillian Ln Tucson, AZ	2.0	2.0	1060	$1,675	$1.58	46d	1	0.30mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,450	$2.06	14d	22	0.35mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$1,100	$1.83	5d	6	0.39mi
951 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	1031	$1,933	$1.87	4d	17	0.44mi
5921 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	896	$1,437	$1.60	5d	16	0.48mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	46d	1	0.55mi
629 W Las Lomitas Rd Tucson, AZ	1.0	1.0	802	$1,275	$1.59	46d	1	0.72mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	19d	1	1.13mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$2,000	$2.86	19d	1	1.13mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: watertrashgasexterior maint.roofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-22
   days on market $95,000 Active 19 DOM
2. 2026-06-21
   days on market $95,000 Active 18 DOM
3. 2026-06-18
   days on market $95,000 Active 15 DOM
4. 2026-06-17
   days on market $95,000 Active 14 DOM
5. 2026-06-16
   days on market $95,000 Active 13 DOM
6. 2026-06-15
   days on market $95,000 Active 12 DOM
7. 2026-06-13
   days on market $95,000 Active 10 DOM
8. 2026-06-10
   days on market $95,000 Active 7 DOM
9. 2026-06-09
   days on market $95,000 Active 6 DOM
10. 2026-06-08
    days on market $95,000 Active 5 DOM
11. 2026-06-07
    days on market $95,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $95,000 Active 1 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 3/10 Moderate
• 🌡 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: $15,356
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − HOA: −$4,920
• − Depreciation: −$2,764
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $-186/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

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.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Slight wear on cabinet doors and drawers.	Minor	$500–3,000
bathroom fixtures · Some wear on sink and toilet handles.	Minor	$500–3,000
landscaping · Dry and sparse, could benefit from some updates to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• 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. ↑

ⓘ 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: 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

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 · 1,012,107 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: 1359.0

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 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%

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

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

• 2026-06-02 Listed $95,000 MLSSAZ