2850 E Glenn St · Tucson, AZ 85716

$224,900

4 bd · 3.0 ba · 1,554 sqft · SingleFamily public records · 31 Days on market

Built 1951 10,846 sqft lot Est $371k · 39% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick home with privacy front court yard. Plantation Shutters. Cedar Closet. New Carpet,tile & skylights. Nutone food center,Floor safe,workshop & 2 hot water heaters. Expansive back yard full of color, patios, and charm. Lovingly cared for by family & ready for immediate occupancy.

Key facts

• Centrally located
• Shopping
• Full makeover

Tags

• FULL MAKEOVER
• CENTRALLY LOCATED
• STEPS AWAY FROM LA MADERA PARK
• RESTAURANTS
• SHOPPING
• UOFA

Property features AI

Finance

• Other: Zoned Tucson - R2

Exterior

• Parking: Attached garage; 2 covered/carport spaces
• Utilities: Public water; Sewer connected
• Home design: Single family residence; One story; Property listed as fixer; Property faces north
• Construction: Brick construction; Rolled/hot mop roof
• Exterior features: Shed(s); Workshop; Slab patio/porch; Block and wood fencing; Decorative gravel; North/South exposure; Paved road (city maintained); Street lights in community

Interior

• Kitchen: Gas range; Gas oven
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace; Heat pump; Central air; Ceiling fans; Evaporative cooling
• Interior features: Gas range and gas oven; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $59 ($712/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 $193k (14.3% below list).
• Recommended offer: $193k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Cragin Elementary School (math 2% / reading 22%, grade F, #944 of 1,109 statewide, top 87%, 263 students, 76% FRL); Doolen Middle School (math 11% / reading 17%, grade F, #164 of 218 statewide, top 76%, 538 students, 67% FRL); Catalina High School (math 5% / reading 5%, grade F, #364 of 381 statewide, top 100%, 600 students, 72% FRL).
• Market conditions: Rents rising (+1.4%/yr); 143 active listings in the ZIP; 37 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).
• At $1,927/mo this rent would consume 47% of the median local household income ($49k/yr) (locally 2241% 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 $7k 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 31 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,677 (14.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $371,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 N Treat Ave	0.24mi	5/2.5 (+1)	1,563 (+1%)	4mo	$349,000	$223	78
2926 E Glenn St	0.08mi	3/2.0 (-1)	1,754 (+13%)	0mo	$373,000	$213	66
3156 E Towner St	0.33mi	3/2.0 (-1)	1,638 (+5%)	4mo	$340,000	$208	63
2925 E Loretta Dr	0.38mi	3/2.0 (-1)	1,432 (-8%)	5mo	$342,000	$239	56
2556 N Bentley Ave	0.28mi	4/2.0	1,761 (+13%)	8mo	$389,000	$221	54
2638 N Wilson Ave	0.48mi	3/2.0 (-1)	1,444 (-7%)	8mo	$310,000	$215	50
3002 N Jackson Ave	0.52mi	3/2.0 (-1)	1,400 (-10%)	0mo	$399,000	$285	50
3050 N Presidio Park Pl	0.49mi	3/2.0 (-1)	1,421 (-9%)	6mo	$345,000	$243	49
3264 N Treat Cir	0.67mi	3/3.0 (-1)	1,700 (+9%)	4mo	$525,000	$309	45
2115 E Blacklidge Dr	0.68mi	3/2.0 (-1)	1,461 (-6%)	7mo	$335,000	$229	43
2259 E Spring St	0.63mi	3/2.0 (-1)	1,360 (-12%)	2mo	$375,000	$276	39
3305 N Cardi Blvd	0.69mi	3/2.0 (-1)	1,329 (-14%)	6mo	$332,500	$250	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.39% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-35,763
• Equity at exit: $33,533

10-year hold

• IRR: -10.9%
• Equity multiple: 0.39×
• Total profit: $-38,590
• Equity at exit: $19,445

Cash invested: $62,972 (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 85716

• Rents YoY: 1.4%
• Active inventory: 143
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $59

Break-even live

Break-even rent $1,852

Max offer price $224,900

Occupancy floor 92%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2777 N Treat Ave Tucson, AZ	3.0	2.5	1618	$1,595	$0.99	23d	1	0.08mi
2827 E La Cienega Pl Tucson, AZ	4.0	2.0	2200	$2,660	$1.21	3d	1	0.38mi
2545 E Spring St Unit 3 Tucson, AZ	3.0	2.5	1300	$1,700	$1.31	43d	1	0.45mi
2545 E Spring St Tucson, AZ	3.0	3.0	1300	$1,700	$1.31	43d	1	0.45mi
2618 N Sparkman Blvd Unit 2 Tucson, AZ	3.0	2.0	1140	$1,395	$1.22	17d	1	0.59mi
3201 E Seneca St Tucson, AZ	1.0–3.0	1.0–1.5	848	$1,707	$2.01	2d	13	0.71mi
2031 E Silver St Unit A Tucson, AZ	4.0	2.0	1370	$2,100	$1.53	23d	1	0.71mi
2220 E Grant Rd Unit A Tucson, AZ	3.0	2.0	1899	$2,195	$1.16	3d	1	0.72mi
2220 E Grant Rd Unit LO2220-A Tucson, AZ	3.0	2.0	1899	$2,195	$1.16	10d	1	0.72mi
3002 N Palo Verde Ave Tucson, AZ	4.0	2.0	1900	$1,800	$0.95	14d	1	0.76mi
3149 N Olsen Ave Unit 1 Tucson, AZ	3.0	2.0	1627	$2,000	$1.23	17d	1	0.84mi
3149 N Olsen Ave Tucson, AZ	3.0	2.0	1627	$2,200	$1.35	17d	1	0.84mi
3221 E Linden St Tucson, AZ	3.0	2.0	1323	$1,800	$1.36	3d	1	0.89mi
1746 E Copper St Tucson, AZ	3.0	2.0	1459	$1,995	$1.37	17d	1	0.94mi
1721 E Blacklidge Dr #2 Tucson, AZ	3.0	1.0	1200	$1,799	$1.50	43d	1	0.99mi
3534 N Palmer Dr Tucson, AZ	3.0	2.0	1705	$1,850	$1.09	16d	1	1.00mi
3726 E Mercedes Ct Tucson, AZ	3.0	2.0	1419	$1,750	$1.23	17d	1	1.02mi
3052 N Cherry Ave Tucson, AZ	3.0	2.0	1200	$2,395	$2.00	43d	1	1.08mi
2525 E Prince Rd #58 Tucson, AZ	3.0	2.0	1571	$1,625	$1.03	43d	1	1.13mi
3004 E Adams St Tucson, AZ	3.0	2.0	1552	$1,995	$1.29	43d	1	1.16mi
3478 N Richland Dr Tucson, AZ	3.0	2.0	1398	$1,800	$1.29	43d	1	1.18mi
3243 E Camden St Unit 1 Tucson, AZ	3.0	2.0	1066	$1,800	$1.69	3d	1	1.18mi
3921 E Alta Vista St Tucson, AZ	3.0	2.0	1440	$1,845	$1.28	3d	1	1.23mi
1474 E Hedrick Dr Tucson, AZ	3.0	2.0	1616	$2,195	$1.36	21d	1	1.23mi
2848 N Mountain Ave Tucson, AZ	2.0–3.0	2.5–3.0	1025	$1,914	$1.87	2d	15	1.24mi
1941 E Lee St Tucson, AZ	3.0	3.0	1620	$3,300	$2.04	43d	1	1.28mi
3139 E Bellevue St Tucson, AZ	2.0–3.0	2.0	1158	$1,950	$1.68	21d	1	1.31mi
3838 E Seneca St Tucson, AZ	3.0	3.0	1577	$2,499	$1.58	17d	1	1.33mi
1536 E Waverly St Tucson, AZ	3.0	1.0	1152	$1,650	$1.43	23d	1	1.35mi
1228 N Norton Ave Tucson, AZ	3.0	2.0	2100	$4,500	$2.14	43d	1	1.35mi
2242 E Mabel St Tucson, AZ	3.0	1.0	1100	$1,899	$1.73	3d	1	1.38mi
1424 N Richey Blvd Unit 1 Tucson, AZ	3.0	2.0	1079	$1,800	$1.67	43d	1	1.41mi
2808 N Silkie Pl Tucson, AZ	3.0	2.5	1786	$2,200	$1.23	43d	1	1.43mi
3118 N Santa Rita Ave Tucson, AZ	4.0	2.0	1573	$1,700	$1.08	17d	1	1.45mi
2974 N Cardell Cir Tucson, AZ	3.0	3.0	1750	$1,950	$1.11	43d	1	1.47mi
1133 E Hedrick Dr Tucson, AZ	3.0	2.0	1548	$2,695	$1.74	17d	1	1.49mi
1930 E Mabel St Tucson, AZ	3.0	2.0	1614	$1,975	$1.22	3d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $224,900 Active 31 DOM
2. 2026-06-17
   days on market $224,900 Active 30 DOM
3. 2026-06-16
   pricedays on market $224,900 Active 29 DOM
4. 2026-06-15
   days on market $229,900 Active 28 DOM
5. 2026-06-13
   pricedays on market $229,900 Active 26 DOM
6. 2026-06-10
   days on market $234,900 Active 23 DOM
7. 2026-06-09
   days on market $234,900 Active 22 DOM
8. 2026-06-08
   pricedays on market $234,900 Active 21 DOM
9. 2026-06-07
   days on market $244,900 Active 20 DOM
10. 2026-06-05
    days on market $244,900 Active 17 DOM
11. 2026-06-03
    days on market $244,900 Active 16 DOM
12. 2026-06-02
    days on market $244,900 Active 15 DOM
13. 2026-06-01
    days on market $244,900 Active 14 DOM
14. 2026-05-31
    days on market $244,900 Active 13 DOM
15. 2026-05-18
    listed $244,900 Active
16. 2004-03-08
    soldstatus $185,000
17. 2004-03-05
    soldstatus $185,000 305-char remark

    Show marketing remark (305 chars)

    Beautiful brick home with privacy front court yard. Plantation Shutters. Cedar Closet. New Carpet,tile & skylights. Nutone food center,Floor safe,workshop & 2 hot water heaters. Expansive back yard full of color, patios, and charm. Lovingly cared for by family & ready for immediate occupancy.

18. 2004-02-02
    listed $185,000 305-char remark

    Show marketing remark (305 chars)

    Beautiful brick home with privacy front court yard. Plantation Shutters. Cedar Closet. New Carpet,tile & skylights. Nutone food center,Floor safe,workshop & 2 hot water heaters. Expansive back yard full of color, patios, and charm. Lovingly cared for by family & ready for immediate occupancy.

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 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: $23,121
• − Mortgage interest: −$12,598
• − Property taxes: −$2,276
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$6,543
• Taxable loss: −$3,119
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $1,461/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): 32,976
• Household income: $49,061
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 2241.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 16% Black 5% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 80% English-only · Spanish 14% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -438.84%
• Current HPI: 274.9061
• Rent YoY: ▲ 1.39%
• 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

+32.4% since first listed

4 events — show timeline

• 2026-05-18 Listed $244,900 MLSSAZ
• 2004-03-08 Sold (Public Records) $185,000 Public Records
• 2004-03-05 Sold (MLS) $185,000 MLSSAZ
• 2004-02-02 Listed $185,000 MLSSAZ

Property tax history

+2.3%/yr

Latest (2025): $2,276 · +4.4% YoY. Source: county tax records.