8935 E Golf Links Rd · Tucson, AZ 85730

$300,000

3 bd · 3.0 ba · 1,671 sqft · MultiFamily public records · 131 Days on market

Built 2001 7,405 sqft lot $180/sqft · 21% below area Est $377k · 21% under

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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).

• Cash flow +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great Investment opportunity! Tons of Hidden ROI making CAP Rate better than 5%. Newer HVAC's 2022, Solar 2024, Newer roof has a 10 year warranty and was replaced in fall of 2024. PV system 8,800 watt solar system installed in 2023 for unit 2. The solar has a 25 year warranty from SolarEdge and is serviced by Sunbright Solar. Seller will pay off solar lease at COE. Each unit has a covered parking space. The door frames have all been reinforced with steel, the front entrances have security doors. Unit 2 has a security package with door bell camera and security hub. both units have Ecobee smart thermostats. Both units have Inside Washer/Dryer near kitchen. Both tenants have leases. Water efficient toilet installed Nov 2025 unit 2. No carpet, faux wood flooring. Do Not Disturb Tenants

Key facts

• 7,405 sq ft lot
• 4 parking spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (1.3% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 soft (-0.2%/yr); 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• At $2,960/mo this rent would consume 57% of the median local household income ($62k/yr) (locally 1364% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 131 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $65k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $166k; list at $300k implies a 81% gain — meaningful room to come down on a strong offer.

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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $377,372
• List price: $300,000
• Delta: -20.50%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-28,224
• Equity at exit: $44,731

10-year hold

• IRR: -4.3%
• Equity multiple: 0.75×
• Total profit: $-20,881
• Equity at exit: $25,939

Cash invested: $84,000 (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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 194
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $457

Break-even live

Break-even rent $2,381

Max offer price $300,000

Occupancy floor 80%

Sensitivity live

Price	-10% $627	-5% $542	+0% $457	+5% $373	+10% $288
Rent	-10% $224	-5% $341	+0% $457	+5% $574	+10% $691
Rate	-1.0pp $609	-0.5pp $534	base $457	+0.5pp $380	+1.0pp $301

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,960
Total (2 units)			$2,960

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2650 S Brandywine Ln Tucson, AZ	3.0	2.5	1340	$1,500	$1.12	44d	1	0.10mi
2217 S Oak Park Dr Tucson, AZ	3.0	2.0	1631	$3,200	$1.96	44d	1	0.26mi
2342 S Via de Dos Arroyos Tucson, AZ	3.0	2.0	1618	$1,795	$1.11	44d	1	0.28mi
9172 E Corte Arroyo Oeste Tucson, AZ	3.0	2.0	1350	$1,900	$1.41	4d	1	0.33mi
9202 E 39th St Tucson, AZ	3.0	2.0	1728	$1,650	$0.95	24d	1	0.44mi
2618 S Camino Seco Tucson, AZ	2.0	1.5	1442	$1,299	$0.90	24d	1	0.58mi
8467 E Shasta Dr Tucson, AZ	3.0	2.0	1618	$1,725	$1.07	12d	1	0.63mi
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$2,000	$1.21	24d	1	0.67mi
2024 S Birdie Cir Tucson, AZ	3.0	2.0	1479	$1,675	$1.13	4d	1	0.67mi
2461 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	44d	1	0.71mi
2494 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	44d	1	0.73mi
8315 E Golf Links Rd Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	44d	2	0.74mi
3455 S Magda Ave Tucson, AZ	3.0	2.0	1500	$2,000	$1.33	44d	1	0.75mi
1633 S Augusta Pl Tucson, AZ	3.0	2.0	1550	$2,000	$1.29	3d	1	0.82mi
8250 E Golf Links Rd Tucson, AZ	1.0–3.0	1.0–2.0	865	$1,899	$2.20	2d	22	0.90mi
8164 E Cricket Song Trl Tucson, AZ	3.0	2.5	1704	$1,750	$1.03	44d	1	0.93mi
9699 E Vendela St Tucson, AZ	3.0	2.0	1165	$1,800	$1.55	44d	1	0.98mi
1244 S Camino Seco Tucson, AZ	3.0	2.5	1752	$1,650	$0.94	4d	1	1.00mi
8895 E Abrams Loop Tucson, AZ	3.0	2.5	1728	$1,850	$1.07	16d	1	1.04mi
8061 E Senate St Tucson, AZ	2.0	2.5	1298	$1,700	$1.31	22d	1	1.09mi
8435 E Bowline Rd Tucson, AZ	3.0	2.0	1538	$1,875	$1.22	16d	1	1.10mi
8671 E Placita de las Tarascas Tucson, AZ	3.0	2.5	1436	$1,700	$1.18	44d	1	1.16mi
9190 E Old Spanish Trl Tucson, AZ	2.0	2.0	1097	$1,738	$1.58	22d	1	1.17mi
9190 E Old Spanish Trl Tucson, AZ	2.0	2.0	1165	$1,424	$1.22	44d	1	1.17mi
3715 S Escalante Oasis Pl Tucson, AZ	4.0	2.0	1601	$1,900	$1.19	24d	1	1.22mi
4052 S Ferris Dr Tucson, AZ	4.0	2.0	1672	$2,125	$1.27	15d	1	1.22mi
1037 S Speckled Stone Way Tucson, AZ	3.0	3.0	1409	$1,750	$1.24	3d	1	1.25mi
3246 S Winona Cir Tucson, AZ	4.0	2.0	1655	$1,830	$1.11	44d	1	1.25mi
9903 E Rocky Vista Dr Tucson, AZ	3.0	2.0	1560	$1,795	$1.15	4d	1	1.25mi
9802 E Stella Rd Tucson, AZ	4.0	2.0	1416	$1,945	$1.37	12d	1	1.28mi
1422 S Moonflower Ln Tucson, AZ	3.0	2.0	1190	$1,695	$1.42	4d	1	1.28mi
8542 E 19th St Tucson, AZ	3.0	2.0	1806	$2,161	$1.20	4d	1	1.31mi
924 S Elmerita Ave Tucson, AZ	4.0	2.0	1812	$2,200	$1.21	44d	1	1.35mi
8024 E Victoria Dr Tucson, AZ	3.0	2.0	1127	$1,500	$1.33	24d	1	1.38mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	16d	1	1.40mi
9801 E Domenic Ln Tucson, AZ	3.0	2.0	1428	$1,791	$1.25	12d	1	1.42mi
3410 S Lakeside Pl Tucson, AZ	3.0	2.0	1271	$1,800	$1.42	24d	1	1.42mi
4275 S Mayberry Pl Tucson, AZ	4.0	2.0	1672	$1,850	$1.11	44d	1	1.44mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	44d	1	1.46mi
7777 E Golf Links Rd #8206 Tucson, AZ	2.0	2.0	1113	$1,050	$0.94	2d	1	1.46mi

Listing history 16 events

1. 2026-06-03
   days on market $300,000 Active 131 DOM
2. 2026-06-02
   days on market $300,000 Active 130 DOM
3. 2026-06-01
   days on market $300,000 Active 129 DOM
4. 2026-05-31
   days on market $300,000 Active 128 DOM
5. 2026-05-02
   price $300,000 795-char remark

   Show marketing remark (795 chars)

   Great Investment opportunity! Tons of Hidden ROI making CAP Rate better than 5%. Newer HVAC's 2022, Solar 2024, Newer roof has a 10 year warranty and was replaced in fall of 2024. PV system 8,800 watt solar system installed in 2023 for unit 2. The solar has a 25 year warranty from SolarEdge and is serviced by Sunbright Solar. Seller will pay off solar lease at COE. Each unit has a covered parking space. The door frames have all been reinforced with steel, the front entrances have security doors. Unit 2 has a security package with door bell camera and security hub. both units have Ecobee smart thermostats. Both units have Inside Washer/Dryer near kitchen. Both tenants have leases. Water efficient toilet installed Nov 2025 unit 2. No carpet, faux wood flooring. Do Not Disturb Tenants

6. 2026-03-30
   price $350,000 795-char remark

   Show marketing remark (795 chars)

   Great Investment opportunity! Tons of Hidden ROI making CAP Rate better than 5%. Newer HVAC's 2022, Solar 2024, Newer roof has a 10 year warranty and was replaced in fall of 2024. PV system 8,800 watt solar system installed in 2023 for unit 2. The solar has a 25 year warranty from SolarEdge and is serviced by Sunbright Solar. Seller will pay off solar lease at COE. Each unit has a covered parking space. The door frames have all been reinforced with steel, the front entrances have security doors. Unit 2 has a security package with door bell camera and security hub. both units have Ecobee smart thermostats. Both units have Inside Washer/Dryer near kitchen. Both tenants have leases. Water efficient toilet installed Nov 2025 unit 2. No carpet, faux wood flooring. Do Not Disturb Tenants

7. 2026-01-23
   listed $365,000 Active 795-char remark

   Show marketing remark (795 chars)

   Great Investment opportunity! Tons of Hidden ROI making CAP Rate better than 5%. Newer HVAC's 2022, Solar 2024, Newer roof has a 10 year warranty and was replaced in fall of 2024. PV system 8,800 watt solar system installed in 2023 for unit 2. The solar has a 25 year warranty from SolarEdge and is serviced by Sunbright Solar. Seller will pay off solar lease at COE. Each unit has a covered parking space. The door frames have all been reinforced with steel, the front entrances have security doors. Unit 2 has a security package with door bell camera and security hub. both units have Ecobee smart thermostats. Both units have Inside Washer/Dryer near kitchen. Both tenants have leases. Water efficient toilet installed Nov 2025 unit 2. No carpet, faux wood flooring. Do Not Disturb Tenants

8. 2016-12-29
   soldstatus $165,500 Closed 390-char remark

   Show marketing remark (390 chars)

   Turnkey unit on the East side accessible to lots of amenities, shopping, etc. Two bedroom, two bath unit and one bedroom, one bath unit. Large pantry space with stackable washer and dryers inside. Three space carport provides ample parking. Both units have private and fenced yard space with low care landscape. All electric units with AC. Tenants pay all utilities. DO NOT disturb tenants.

9. 2016-12-29
   soldstatus $165,500

   Show marketing remark (390 chars)

   Turnkey unit on the East side accessible to lots of amenities, shopping, etc. Two bedroom, two bath unit and one bedroom, one bath unit. Large pantry space with stackable washer and dryers inside. Three space carport provides ample parking. Both units have private and fenced yard space with low care landscape. All electric units with AC. Tenants pay all utilities. DO NOT disturb tenants.

10. 2016-12-27
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Turnkey unit on the East side accessible to lots of amenities, shopping, etc. Two bedroom, two bath unit and one bedroom, one bath unit. Large pantry space with stackable washer and dryers inside. Three space carport provides ample parking. Both units have private and fenced yard space with low care landscape. All electric units with AC. Tenants pay all utilities. DO NOT disturb tenants.

11. 2016-11-26
    historical Active Contingent 390-char remark

    Show marketing remark (390 chars)

    Turnkey unit on the East side accessible to lots of amenities, shopping, etc. Two bedroom, two bath unit and one bedroom, one bath unit. Large pantry space with stackable washer and dryers inside. Three space carport provides ample parking. Both units have private and fenced yard space with low care landscape. All electric units with AC. Tenants pay all utilities. DO NOT disturb tenants.

12. 2016-07-29
    price $170,000 390-char remark

    Show marketing remark (390 chars)

    Turnkey unit on the East side accessible to lots of amenities, shopping, etc. Two bedroom, two bath unit and one bedroom, one bath unit. Large pantry space with stackable washer and dryers inside. Three space carport provides ample parking. Both units have private and fenced yard space with low care landscape. All electric units with AC. Tenants pay all utilities. DO NOT disturb tenants.

13. 2016-05-23
    listed $179,000 Active 390-char remark

    Show marketing remark (390 chars)

    Turnkey unit on the East side accessible to lots of amenities, shopping, etc. Two bedroom, two bath unit and one bedroom, one bath unit. Large pantry space with stackable washer and dryers inside. Three space carport provides ample parking. Both units have private and fenced yard space with low care landscape. All electric units with AC. Tenants pay all utilities. DO NOT disturb tenants.

14. 2004-11-11
    soldstatus $190,000
15. 2004-11-10
    soldstatus $190,000
16. 2004-09-14
    listed $195,000

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°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: $35,520
• − Mortgage interest: −$16,805
• − Property taxes: −$2,192
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$8,727
• Taxable income: $613
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $5,343/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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Vietnamese 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: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• 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

+53.8% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $300,000 MLSSAZ
• 2026-03-30 Price Changed $350,000 MLSSAZ
• 2026-01-23 Listed $365,000 MLSSAZ
• 2016-12-29 Sold (Public Records) $165,500 Public Records
• 2016-12-29 Sold (MLS) $165,500 MLSSAZ
• 2016-12-27 Pending — MLSSAZ
• 2016-11-26 Contingent — MLSSAZ
• 2016-07-29 Price Changed $170,000 MLSSAZ
• 2016-05-23 Listed $179,000 MLSSAZ
• 2004-11-11 Sold (MLS) $190,000 MLSSAZ
• 2004-11-10 Sold (Public Records) $190,000 Public Records
• 2004-09-14 Listed $195,000 MLSSAZ

Property tax history

+0.1%/yr

Latest (2025): $2,192 · +4.4% YoY. Source: county tax records.