6335 N Barcelona Ln #723

Casas Adobes, AZ 85704

$90,000C-

2 bd · 1.0 ba · 912 sqft · Built 1972 · Condo · Active · 112 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,269/mo
• Mortgage (P&I): −$472
• Tax + insurance: −$150
• HOA: −$410
• Vac / Maint / Mgmt: −$266
• Net cashflow: $-30/mo
• Annual: $-354/yr
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• 1% rule: 1.41%
• Cash to close: $25,200

Investor read

• This is a 2-bed/1.0-bath condo listed at $90k. Condition is rated average.
• 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).
• It's been on market 112 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: HOA is 32% of rent.
• 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).
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.

Repairs flagged (vision-AI assessment)

• 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.