1470 S Palo Verde Ave Unit J 201 · Tucson, AZ 85713

$61,990

1 bd · 1.0 ba · 700 sqft · Condo · 384 Days on market

Built 1962 Good condition $89/sqft · at area comps Est $63k · at est. $235/mo HOA · 25% of rent

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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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +8.1/15.0
• DSCR +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 1 bed/1 bath located in Central Tucson, just south of Reid Park, with plenty of walking/biking paths and shopping nearby! Brand new carpet throughout, new paint, newer AC Wall unit and Evap cooler and even a screened in patio! This corner unit is located close to the Laundry, mailboxes and Swimming Pool for your convenience. Monthly fee includes seasonal pads/maintenance on cooler, roof/structural, pest control, taxes, water, sewer, trash, pool/grounds and 1 covered parking spot.

Key facts

• Swimming pool
• Walking biking paths
• Corner unit

Tags

• WALKING BIKING PATHS
• SCREENED IN PATIO
• CORNER UNIT
• LAUNDRY
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($915/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 flat; 264 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $428 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 384 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,551 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.51% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 5.5

CMA / ARV

• ARV (median comp): $62,841
• List price: $61,990
• Delta: -1.35%
• 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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-7,586
• Equity at exit: $9,243

10-year hold

• IRR: -11.3%
• Equity multiple: 0.45×
• Total profit: $-9,630
• Equity at exit: $5,360

Cash invested: $17,357 (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: 5.5×

Monthly cashflow live

• Estimated rent: $936 high
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$77 /mo · $930/yr
• Insurance: −$26
• HOA: −$235
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $76

Break-even live

Break-even rent $840

Max offer price $61,990

Occupancy floor 87%

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: $15,498
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 E 17th St Tucson, AZ	1.0	1.0	625	$1,075	$1.72	43d	1	0.90mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$975	$1.56	21d	1	0.90mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	520	$900	$1.73	43d	1	0.91mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	560	$900	$1.61	23d	1	0.91mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	16d	1	1.00mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	14d	1	1.00mi
1524 S Columbus Blvd Tucson, AZ	1.0	1.0	689	$825	$1.20	3d	1	1.03mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$849	$1.45	3d	7	1.04mi
4250 E 29th St Tucson, AZ	1.0	1.0	418	$874	$2.09	43d	1	1.05mi
3051 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	43d	1	1.07mi
3049 E Proctor Vis Unit ProctorVista3051 Tucson, AZ	1.0	1.0	600	$800	$1.33	43d	1	1.07mi
3049 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	43d	1	1.07mi
3043 E Proctor Vis Tucson, AZ	1.0	1.0	600	$750	$1.25	16d	1	1.08mi
850 S Tucson Blvd Unit Tucson886 Tucson, AZ	1.0	1.0	525	$800	$1.52	43d	1	1.08mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,232	$2.29	43d	1	1.11mi
4150 E Brown Way Tucson, AZ	—	1.0	400	$750	$1.88	43d	1	1.17mi
460 S Bryant Ave Tucson, AZ	1.0	1.0	600	$743	$1.24	3d	1	1.17mi
4148 E Brown Way Tucson, AZ	—	1.0	400	$750	$1.88	43d	1	1.17mi
660 S Tucson Blvd Unit 103 Tucson, AZ	1.0	1.0	600	$850	$1.42	23d	1	1.17mi
660 S Tucson Blvd Unit 114 Tucson, AZ	1.0	1.0	600	$725	$1.21	43d	1	1.17mi
4162 E Brown Way Tucson, AZ	1.0	1.0	600	$900	$1.50	43d	1	1.19mi
4171 E Brown Way Tucson, AZ	1.0	1.0	583	$850	$1.46	23d	1	1.21mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	43d	1	1.22mi
4440 E 29th St Unit E216 Tucson, AZ	1.0	1.0	488	$650	$1.33	23d	1	1.28mi
4440 E 29th St Unit I210 Tucson, AZ	2.0	1.0	646	$850	$1.32	43d	1	1.28mi
4440 E 29th St Unit C211 Tucson, AZ	2.0	1.0	646	$850	$1.32	15d	1	1.28mi
4431 E 22nd St Tucson, AZ	1.0–2.0	1.0	770	$901	$1.17	43d	2	1.29mi
2842 S Coconino Vis Tucson, AZ	2.0	1.0	750	$800	$1.07	16d	1	1.38mi
2842 S Coconino Vis Unit 2844 Tucson, AZ	2.0	1.0	750	$800	$1.07	19d	1	1.38mi
2941 E 10th St Tucson, AZ	1.0	1.0	550	$995	$1.81	23d	1	1.43mi
4502 E 18th St Tucson, AZ	2.0	1.0	750	$1,050	$1.40	23d	1	1.43mi
15 N Longfellow Ave Unit 29 Tucson, AZ	—	1.0	450	$869	$1.93	43d	1	1.47mi
15 N Longfellow Ave Unit 23 Tucson, AZ	—	1.0	450	$695	$1.54	43d	1	1.47mi
15 N Longfellow Ave Unit 27 Tucson, AZ	—	1.0	450	$775	$1.72	43d	1	1.47mi
15 N Longfellow Ave Unit FA27 Tucson, AZ	—	1.0	420	$725	$1.73	23d	1	1.47mi
15 N Longfellow Ave Unit 31 Tucson, AZ	—	1.0	450	$749	$1.66	43d	1	1.47mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: watersewertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $61,990 Active 384 DOM
2. 2026-06-17
   days on market $61,990 Active 383 DOM
3. 2026-06-16
   days on market $61,990 Active 382 DOM
4. 2026-06-15
   days on market $61,990 Active 381 DOM
5. 2026-06-13
   days on market $61,990 Active 379 DOM
6. 2026-06-10
   days on market $61,990 Active 376 DOM
7. 2026-06-09
   days on market $61,990 Active 375 DOM
8. 2026-06-08
   days on market $61,990 Active 374 DOM
9. 2026-06-07
   days on market $61,990 Active 373 DOM
10. 2026-06-05
    days on market $61,990 Active 370 DOM
11. 2026-06-03
    days on market $61,990 Active 369 DOM
12. 2026-06-02
    pricedays on market $61,990 Active 368 DOM
13. 2026-06-01
    days on market $76,990 Active 367 DOM
14. 2026-05-31
    days on market $76,990 Active 366 DOM
15. 2025-05-30
    listed $76,990 Active 498-char remark

    Show marketing remark (498 chars)

    Move in ready 1 bed/1 bath located in Central Tucson, just south of Reid Park, with plenty of walking/biking paths and shopping nearby! Brand new carpet throughout, new paint, newer AC Wall unit and Evap cooler and even a screened in patio! This corner unit is located close to the Laundry, mailboxes and Swimming Pool for your convenience. Monthly fee includes seasonal pads/maintenance on cooler, roof/structural, pest control, taxes, water, sewer, trash, pool/grounds and 1 covered parking spot.

ⓘ 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 6 d/yr ≥105°F today · 15 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: $11,235
• − Mortgage interest: −$3,472
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$899
• − Management: −$899
• − HOA: −$2,820
• − Depreciation: −$1,803
• Taxable income: $102
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $891/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

Good 75/100 Cosmetic rehab

This move-in ready condo in Tucson offers a good condition with minor repairs needed. Painting the exterior and replacing the sliding door would significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom sliding door — Possible squeaks

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace the sliding door — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom sliding door · Possible squeaks	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the sliding door — Improves functionality and aesthetics ↑

ⓘ 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: 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

1 event — show timeline

• 2025-05-30 Listed $76,990 MLSSAZ