1810 E Blacklidge Dr #112 · Tucson, AZ 85719

$89,999

1 bd · 1.0 ba · 475 sqft · Condo · 100 Days on market

Built 1984 Fair condition $189/sqft · at area comps Est $92k · at est.

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Why this score? — see what drove the F 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 +8.4/15.0
• Cash flow +6.3/30.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This turnkey beautifully maintained, 1bd/1ba gated condo includes an approx. $8,0000 credit to be transferred to the buyer at closing for the current Sp. Assmt, offering exceptional value. Located near popular shops & restaurants, this home offers comfort & convenience. The screened-in balcony overlooking the community pool & spa creates a private retreat to relax and unwind. Ideal as a primary residence or second home. Close to the University of Arizona and Banner UMC.

Key facts

• Community pool
• Spa
• Gated condo

Tags

• GATED CONDO
• SCREENED-IN BALCONY
• COMMUNITY POOL
• SPA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (2.4% below list).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

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.
• 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.
• Market conditions: Rents rising (+1.4%/yr); 159 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 100 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,899 (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 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.71%
• DSCR: 0.66
• GRM: 8.5

CMA / ARV

• ARV (median comp): $91,793
• List price: $89,999
• Delta: -1.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -32.1%
• Equity multiple: -0.04×
• Total profit: $-26,090
• Equity at exit: $13,419

10-year hold

• IRR: -51.1%
• Equity multiple: -0.62×
• Total profit: $-40,730
• Equity at exit: $7,781

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 →

ZIP-level market 85719

• Rents YoY: 1.4%
• Active inventory: 159
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $878 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA est. from 8 same-building comps: −$234
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-162

Break-even live

Break-even rent $1,083

Max offer price $66,565

Occupancy floor —

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
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2549 E Glenn St Tucson, AZ	1.0	1.0	338	$850	$2.51	3d	1	0.71mi
3045 N Park Ave Tucson, AZ	—	1.0	300	$650	$2.17	43d	1	0.72mi
2220 E Grant Rd Unit LO2220-B Tucson, AZ	1.0	1.0	370	$995	$2.69	10d	1	0.84mi
2220 E Grant Rd Unit B Tucson, AZ	1.0	1.0	370	$995	$2.69	3d	1	0.84mi
1625 E Prince Rd Tucson, AZ	2.0	1.0–1.5	645	$887	$1.38	3d	29	0.84mi
2565 N Park Ave Tucson, AZ	—	1.0	332	$595	$1.79	3d	6	0.89mi
1250 E Allen Rd Tucson, AZ	1.0	1.0	365	$850	$2.33	23d	1	1.12mi
2921 N Geronimo Ave Unit 4 Tucson, AZ	1.0	1.0	365	$900	$2.47	21d	1	1.23mi
1980 N Tyndall Ave Unit 1A Tucson, AZ	1.0	1.0	220	$650	$2.95	17d	1	1.30mi
3700 N 1st Ave Tucson, AZ	2.0	1.0	522	$912	$1.75	2d	27	1.31mi
304 E Blacklidge Dr Unit 2 Tucson, AZ	—	1.0	300	$600	$2.00	43d	1	1.31mi
220 E Fort Lowell Rd Unit FO220-5 Tucson, AZ	—	1.0	360	$795	$2.21	43d	1	1.42mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $89,999 Active 100 DOM
2. 2026-06-17
   days on market $89,999 Active 99 DOM
3. 2026-06-16
   days on market $89,999 Active 98 DOM
4. 2026-06-15
   days on market $89,999 Active 97 DOM
5. 2026-06-13
   days on market $89,999 Active 95 DOM
6. 2026-06-10
   days on market $89,999 Active 92 DOM
7. 2026-06-09
   days on market $89,999 Active 91 DOM
8. 2026-06-08
   days on market $89,999 Active 90 DOM
9. 2026-06-07
   days on market $89,999 Active 89 DOM
10. 2026-06-05
    days on market $89,999 Active 86 DOM
11. 2026-06-03
    days on market $89,999 Active 85 DOM
12. 2026-06-02
    pricedays on market $89,999 Active 84 DOM
13. 2026-06-01
    days on market $95,000 Active 83 DOM
14. 2026-05-31
    days on market $95,000 Active 82 DOM
15. 2026-03-10
    listed $95,000 Active 490-char remark

    Show marketing remark (490 chars)

    This turnkey beautifully maintained, 1bd/1ba gated condo includes an approx. $8,0000 credit to be transferred to the buyer at closing for the current Sp. Assmt, offering exceptional value. Located near popular shops & restaurants, this home offers comfort & convenience. The screened-in balcony overlooking the community pool & spa creates a private retreat to relax and unwind. Ideal as a primary residence or second home. Close to the University of Arizona and Banner UMC.

16. 2025-03-05
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Fully Furnished! Charming 1 bedroom, 1 bath gated condo located in the trendy Campbell corridor, walk to nearby restaurants & shops! This turnkey unit is already furnished & move-in ready, the perfect investment opportunity! New HVAC, fitness center, volleyball court, tennis/basketball/racquetball courts, sauna, two pools & two laundry facilities. Water/trash/roof covered by HOA. Special assessment to be paid in full at COE. All furnishings to be on separate bill of sale. Agent is related to seller.

17. 2025-02-27
    soldstatus $92,000 Closed 516-char remark

    Show marketing remark (516 chars)

    Fully Furnished! Charming 1 bedroom, 1 bath gated condo located in the trendy Campbell corridor, walk to nearby restaurants & shops! This turnkey unit is already furnished & move-in ready, the perfect investment opportunity! New HVAC, fitness center, volleyball court, tennis/basketball/racquetball courts, sauna, two pools & two laundry facilities. Water/trash/roof covered by HOA. Special assessment to be paid in full at COE. All furnishings to be on separate bill of sale. Agent is related to seller.

18. 2025-01-23
    historical Active Contingent 516-char remark

    Show marketing remark (516 chars)

    Fully Furnished! Charming 1 bedroom, 1 bath gated condo located in the trendy Campbell corridor, walk to nearby restaurants & shops! This turnkey unit is already furnished & move-in ready, the perfect investment opportunity! New HVAC, fitness center, volleyball court, tennis/basketball/racquetball courts, sauna, two pools & two laundry facilities. Water/trash/roof covered by HOA. Special assessment to be paid in full at COE. All furnishings to be on separate bill of sale. Agent is related to seller.

19. 2024-09-28
    price $98,000 516-char remark

    Show marketing remark (516 chars)

    Fully Furnished! Charming 1 bedroom, 1 bath gated condo located in the trendy Campbell corridor, walk to nearby restaurants & shops! This turnkey unit is already furnished & move-in ready, the perfect investment opportunity! New HVAC, fitness center, volleyball court, tennis/basketball/racquetball courts, sauna, two pools & two laundry facilities. Water/trash/roof covered by HOA. Special assessment to be paid in full at COE. All furnishings to be on separate bill of sale. Agent is related to seller.

20. 2024-08-23
    listed $100,000 Active 516-char remark

    Show marketing remark (516 chars)

    Fully Furnished! Charming 1 bedroom, 1 bath gated condo located in the trendy Campbell corridor, walk to nearby restaurants & shops! This turnkey unit is already furnished & move-in ready, the perfect investment opportunity! New HVAC, fitness center, volleyball court, tennis/basketball/racquetball courts, sauna, two pools & two laundry facilities. Water/trash/roof covered by HOA. Special assessment to be paid in full at COE. All furnishings to be on separate bill of sale. Agent is related to seller.

21. 2019-03-08
    historical
22. 2019-01-17
    listed $76,000 Active
23. 2007-01-31
    soldstatus $89,900
24. 2007-01-02
    listed $89,900

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥106°F today · 16 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: $10,542
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$843
• − Management: −$843
• − HOA: −$2,808
• − Depreciation: −$2,618
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-1,124/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

Fair 45/100 Cosmetic rehab

This turnkey condo is in fair condition with cosmetic repairs needed, particularly in the kitchen and bathroom. Fresh paint and updated cabinetry would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor bathroom tiles — Some discoloration

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace bathroom tiles — Fresh tiles improve functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Minor	$500–3,000
bathroom tiles · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace bathroom tiles — Fresh tiles improve functionality and appearance ↑

ⓘ 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 — 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): 51,833
• Household income: $42,241
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 4906.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 13% Asian 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 14% Other Indo-European 2% Chinese 2%

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: ▼ -545.74%
• Current HPI: 279.865
• Rent YoY: ▲ 1.45%
• 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

+5.7% since first listed

10 events — show timeline

• 2026-03-10 Listed $95,000 MLSSAZ
• 2025-03-05 Pending — MLSSAZ
• 2025-02-27 Sold (MLS) $92,000 MLSSAZ
• 2025-01-23 Contingent — MLSSAZ
• 2024-09-28 Price Changed $98,000 MLSSAZ
• 2024-08-23 Listed $100,000 MLSSAZ
• 2019-03-08 Listing Removed — MLSSAZ
• 2019-01-17 Listed $76,000 MLSSAZ
• 2007-01-31 Sold (MLS) $89,900 MLSSAZ
• 2007-01-02 Listed $89,900 MLSSAZ