None · Tucson, AZ 85713

$109,900

2 bd · 2.0 ba · 1,352 sqft · Other public records · 45 Days on market

Built 1950 5,227 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice duplex(2br and 1br1ba) with detached studio rents($550,$450 and $450)

Key facts

• 5,227 sq ft lot
• 3 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, crime F, employment D-.
• 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.
• Zoned schools: Hollinger K-8 School (math 20% / reading 22%, grade F, #722 of 1,109 statewide, top 66%, 687 students, 78% FRL); Pueblo High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 1,831 students, 65% FRL).
• Market conditions: Rents flat; 264 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 34% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $8,469
• Equity at exit: $16,386

10-year hold

• IRR: 14.1%
• Equity multiple: 2.00×
• Total profit: $30,653
• Equity at exit: $9,502

Cash invested: $30,772 (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 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$576
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $477

Break-even live

Break-even rent $881

Max offer price $109,900

Occupancy floor 63%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3638 S 9th Ave Tucson, AZ	3.0	1.0	945	$1,600	$1.69	3d	1	0.15mi
3450 S Liberty Ave Unit 2 Tucson, AZ	3.0	2.0	950	$1,475	$1.55	43d	1	0.27mi
3420 S Clark Ave Tucson, AZ	3.0	2.0	1100	$1,495	$1.36	11d	1	0.40mi
3917 S Liberty Ave Tucson, AZ	3.0	2.0	1044	$1,590	$1.52	3d	1	0.44mi
108 W Palmdale St Unit 2 Tucson, AZ	2.0	1.0	950	$1,000	$1.05	21d	1	0.46mi
102 W District St #1 Tucson, AZ	2.0	1.5	1587	$1,450	$0.91	3d	1	0.53mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,800	$1.71	14d	1	0.53mi
251 W 38th St Tucson, AZ	3.0	2.0	1050	$1,700	$1.62	44d	1	0.53mi
204 E Palmdale St Tucson, AZ	2.0	1.5	995	$895	$0.90	3d	1	0.56mi
4209 S Liberty Ave Tucson, AZ	2.0	1.0	1612	$1,660	$1.03	3d	1	0.62mi
4213 S Lundy Ave Tucson, AZ	3.0	1.0	1368	$1,600	$1.17	23d	1	0.63mi
202 E 32nd St Tucson, AZ	3.0	1.0	1251	$1,599	$1.28	23d	1	1.01mi
202 E 32nd St Tucson, AZ	3.0	1.0	1251	$1,599	$1.28	2d	1	1.01mi
808 E 35th St Unit 1 Tucson, AZ	3.0	2.0	1079	$1,475	$1.37	16d	1	1.01mi
808 E 35th St Tucson, AZ	3.0	2.0	1079	$1,525	$1.41	23d	1	1.01mi
820 E 35th St Tucson, AZ	2.0	1.0	898	$1,295	$1.44	23d	1	1.03mi
2805 S Park Ave Tucson, AZ	2.0–3.0	2.0	1236	$1,749	$1.41	1d	6	1.03mi
838 E 34th St Apt 2 Tucson, AZ	2.0	1.0	899	$1,149	$1.28	43d	1	1.09mi
1347 E Benson Hwy Unit 13 Tucson, AZ	2.0	1.0	1100	$1,175	$1.07	17d	1	1.19mi
4050 S Kostka Ave Tucson, AZ	3.0	1.0	1568	$1,895	$1.21	1d	1	1.26mi
2640 S Cottonwood Ln Unit 13 Tucson, AZ	3.0	2.0	1200	$1,395	$1.16	43d	1	1.39mi
135 W 26th St Tucson, AZ	3.0	2.0	1700	$2,450	$1.44	43d	1	1.40mi
2252 S Mountain Ave Tucson, AZ	3.0	2.0	1179	$1,575	$1.34	3d	1	1.40mi
425 W 26th St Tucson, AZ	3.0	2.0	1250	$1,450	$1.16	43d	1	1.44mi
120 E 25th St Unit 2 Tucson, AZ	2.0	1.0	1079	$1,400	$1.30	17d	1	1.48mi

Listing history 9 events

1. 2025-12-30
   status Pending
2. 2018-09-27
   soldstatus $99,900
3. 2018-08-27
   status Pending
4. 2018-07-13
   listed $109,900 Active
5. 2014-08-19
   soldstatus $65,000
6. 1997-01-31
   soldstatus $45,000
7. 1982-03-01
   soldstatus $67,000
8. 1980-04-01
   soldstatus $40,000
9. 1979-10-01
   soldstatus $35,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/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 ≥106°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: $17,814
• − Mortgage interest: −$6,156
• − Property taxes: −$890
• − Insurance: −$550
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,197
• Taxable income: $4,171
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,717/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): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1517.0

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 Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• 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

+185.4% since first listed

9 events — show timeline

• 2025-12-30 Pending — MLSSAZ
• 2018-09-27 Sold (Public Records) $99,900 Public Records
• 2018-08-27 Pending — MLSSAZ
• 2018-07-13 Listed $109,900 MLSSAZ
• 2014-08-19 Sold (Public Records) $65,000 Public Records
• 1997-01-31 Sold (Public Records) $45,000 Public Records
• 1982-03-01 Sold (Public Records) $67,000 Public Records
• 1980-04-01 Sold (Public Records) $40,000 Public Records
• 1979-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+1.8%/yr

Latest (2017): $890 · +0.1% YoY. Source: county tax records.