1745 S Jones Blvd Unit K204 · Tucson, AZ 85713

$68,900

2 bd · 1.0 ba · 800 sqft · Condo · 97 Days on market

Built 1962 $86/sqft · 5% above area Est $65k · 5% over

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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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +5.1/15.0
• 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 MLS

Charming and well-maintained condo offering comfort and convenience. This bright unit features brand new carpet and fresh interior paint, along with a new HVAC system for year-round efficiency. Enjoy your private balcony overlooking the community pool while taking in beautiful mountain views. HOA covers outdoor maintenance and roof maintenance, pest control, 1 covered parking, taxes, common area maintenance and water/sewer/trash. Conveniently located near community amenities, walking/biking paths, shopping and transportation. No rentals allowed, background and credit check needed.

Key facts

• Community pool
• Private balcony
• Walking biking paths

Tags

• PRIVATE BALCONY
• COMMUNITY POOL
• MOUNTAIN VIEWS
• NEW HVAC SYSTEM
• WALKING BIKING PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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-, 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: Robison Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 265 students, 76% FRL); Mansfeld Middle Magnet School (math 14% / reading 26%, grade F, #127 of 218 statewide, top 60%, 817 students, 60% FRL); Tucson Magnet High School (math 16% / reading 22%, grade F, #240 of 381 statewide, top 63%, 3,162 students, 52% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents flat; 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $476 of loan paydown is wiped out by about $2k 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 97 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.71% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 4.9

CMA / ARV

• ARV (median comp): $65,398
• List price: $68,900
• Delta: 5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-3,955
• Equity at exit: $10,273

10-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-1,946
• Equity at exit: $5,957

Cash invested: $19,292 (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: 267
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA est. from 7 same-building comps: −$293
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $161

Break-even live

Break-even rent $974

Max offer price $68,900

Occupancy floor 81%

Sensitivity live

Price	-10% $208	-5% $184	+0% $161	+5% $137	+10% $113
Rent	-10% $68	-5% $114	+0% $161	+5% $207	+10% $254
Rate	-1.0pp $195	-0.5pp $178	base $161	+0.5pp $143	+1.0pp $125

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3661 E Sylvane St Tucson, AZ	3.0	1.0	877	$1,350	$1.54	45d	1	0.28mi
3659 E Ellington Pl Tucson, AZ	2.0	1.0	870	$1,000	$1.15	13d	1	0.33mi
3331 E 24th St Tucson, AZ	2.0	1.0	1072	$1,400	$1.31	45d	1	0.34mi
3764 E 27th Pl Tucson, AZ	3.0	1.0	1049	$1,495	$1.43	13d	1	0.45mi
1727 S Winstel Ave Tucson, AZ	3.0	1.0	1003	$1,595	$1.59	45d	1	0.48mi
2151 S Winstel Ave Tucson, AZ	2.0	1.0	900	$825	$0.92	25d	1	0.55mi
1902 S Montezuma Ave Unit D Tucson, AZ	2.0	1.0	780	$995	$1.28	45d	1	0.62mi
1902 S Montezuma Ave Unit C Tucson, AZ	2.0	2.0	900	$1,295	$1.44	18d	1	0.62mi
1926 S Montezuma Ave #1932 Tucson, AZ	2.0	1.0	780	$895	$1.15	25d	1	0.63mi
1841 S Irving Ave Unit 13 Tucson, AZ	2.0	1.0	900	$675	$0.75	18d	1	0.84mi
3051 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	45d	1	0.89mi
3049 E Proctor Vis Unit ProctorVista3051 Tucson, AZ	1.0	1.0	600	$800	$1.33	45d	1	0.90mi
3049 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	45d	1	0.90mi
3043 E Proctor Vis Tucson, AZ	1.0	1.0	600	$750	$1.25	18d	1	0.90mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	16d	1	0.91mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	18d	1	0.91mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$999	$1.71	5d	7	1.01mi
1530 S Columbus Blvd #8 Tucson, AZ	1.0	1.0	800	$1,200	$1.50	18d	1	1.03mi
1524 S Columbus Blvd Tucson, AZ	1.0	1.0	689	$825	$1.20	5d	1	1.05mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$975	$1.56	23d	1	1.07mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$1,075	$1.72	45d	1	1.07mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	560	$900	$1.61	25d	1	1.07mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	45d	1	1.08mi
4038 E 17th St Tucson, AZ	3.0	2.0	1045	$1,700	$1.63	5d	1	1.09mi
2520 E Cameron Vis Tucson, AZ	3.0	1.0	731	$1,150	$1.57	45d	1	1.09mi
2512 E Eastland St Tucson, AZ	2.0	1.0	800	$1,250	$1.56	45d	1	1.16mi
850 S Tucson Blvd Unit Tucson886 Tucson, AZ	1.0	1.0	525	$800	$1.52	45d	1	1.19mi
2581 E Pinal Vis Unit 1 Tucson, AZ	3.0	2.0	1079	$1,495	$1.39	45d	1	1.21mi
2842 S Coconino Vis Tucson, AZ	2.0	1.0	750	$800	$1.07	18d	1	1.22mi
2842 S Coconino Vis Unit 2844 Tucson, AZ	2.0	1.0	750	$800	$1.07	21d	1	1.22mi
333 S Alvernon Way #60 Tucson, AZ	2.0	1.0	1080	$1,975	$1.83	45d	1	1.23mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,430	$2.66	45d	1	1.24mi
3991 E Timrod St Tucson, AZ	1.0	1.0	850	$1,450	$1.71	4d	1	1.25mi
601 S Bryant Ave Tucson, AZ	2.0	1.0	1004	$1,300	$1.29	13d	1	1.25mi
4440 E 29th St Unit I210 Tucson, AZ	2.0	1.0	646	$850	$1.32	45d	1	1.25mi
4440 E 29th St Unit C211 Tucson, AZ	2.0	1.0	646	$850	$1.32	17d	1	1.25mi
455 S Irving Ave Tucson, AZ	2.0	2.0	825	$995	$1.21	45d	1	1.25mi
2733 S Sunland Vis Tucson, AZ	2.0	1.0	770	$1,099	$1.43	45d	1	1.28mi
2733 S Sunland Vis Tucson, AZ	2.0	1.0	770	$1,099	$1.43	18d	1	1.28mi
4101 E Brown Way Unit Brown 4103 Tucson, AZ	2.0	1.0	900	$1,195	$1.33	25d	1	1.29mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $68,900 Active 97 DOM
2. 2026-06-18
   days on market $68,900 Active 94 DOM
3. 2026-06-17
   days on market $68,900 Active 93 DOM
4. 2026-06-16
   days on market $68,900 Active 92 DOM
5. 2026-06-15
   days on market $68,900 Active 91 DOM
6. 2026-06-13
   pricedays on market $68,900 Active 89 DOM
7. 2026-06-10
   days on market $74,500 Active 86 DOM
8. 2026-06-09
   days on market $74,500 Active 85 DOM
9. 2026-06-08
   days on market $74,500 Active 84 DOM
10. 2026-06-07
    days on market $74,500 Active 83 DOM
11. 2026-06-05
    days on market $74,500 Active 80 DOM
12. 2026-06-03
    days on market $74,500 Active 79 DOM
13. 2026-06-02
    days on market $74,500 Active 78 DOM
14. 2026-06-01
    days on market $74,500 Active 77 DOM
15. 2026-05-31
    days on market $74,500 Active 76 DOM
16. 2026-03-16
    listed $74,500 Active 587-char remark

    Show marketing remark (587 chars)

    Charming and well-maintained condo offering comfort and convenience. This bright unit features brand new carpet and fresh interior paint, along with a new HVAC system for year-round efficiency. Enjoy your private balcony overlooking the community pool while taking in beautiful mountain views. HOA covers outdoor maintenance and roof maintenance, pest control, 1 covered parking, taxes, common area maintenance and water/sewer/trash. Conveniently located near community amenities, walking/biking paths, shopping and transportation. No rentals allowed, background and credit check needed.

17. 2008-06-30
    historical
18. 2008-01-10
    listed $48,000

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 13 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: $14,122
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$3,516
• − Depreciation: −$2,004
• Taxable income: $1,105
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,661/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

+55.2% since first listed

3 events — show timeline

• 2026-03-16 Listed $74,500 MLSSAZ
• 2008-06-30 Listing Removed — MLSSAZ
• 2008-01-10 Listed $48,000 MLSSAZ