6615 E Golf Links Rd Apt 1 · Tucson, AZ 85730

$139,000

2 bd · 2.0 ba · 849 sqft · Condo · 14 Days on market

Built 1980

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME IS OFFERED IN AS IS CONDITION WITH NO REPAIRS BEING MADE BY SELLER, NO SPDS, NO CLUE REPORT, AND NO WARRANTIES EXPRESSED OR IMPLIED. BUYER TO VERIFY ALL INFORMATION. **EARNEST MONEY MUST BE CERTIFIED FUNDS** AS IS ADDENDUM REQUIRED WITH CONTRACT. BUYER MUST BE APPROVED BY HOA PRIOR TO COE. CHECK THE COMPS AS THIS IS PRICED TO SELL.

Key facts

• Private bath
• Walk-in closet
• Walk-in shower

Tags

• GROUND-FLOOR CONDO
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE BATH
• WALK-IN SHOWER
• WALK-IN CLOSET
• ABUNDANT COUNTER SPACE

Property features AI

Finance

• Other: Zoning: Tucson - O3
• HOA & community: Community pool; Has homeowners association

Exterior

• Parking: Covered parking (1 space); Carport (1 space)
• Security: Window bars; Wrought iron security door
• Utilities: Public water; Sewer connected
• Home design: Condominium; One story; End unit
• Construction: Frame with stucco exterior; Built-up roof
• Exterior features: Covered patio; Additional carport; Block fencing; Shrubs; Previously developed lot; Paved city-maintained road; Faces west

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Microwave
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans; Evaporative cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $-135 ($-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 $125k (10.2% below list).
• Recommended offer: $125k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Wheeler Elementary School (math 22% / reading 32%, grade F, #600 of 1,109 statewide, top 56%, 416 students, 73% FRL); Palo Verde High Magnet School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 691 students, 65% FRL).
• Market conditions: Rents soft (-0.2%/yr); 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $961 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $139k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,796 (10.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.11×
• Total profit: $-34,644
• Equity at exit: $20,725

10-year hold

• IRR: -45.3%
• Equity multiple: -0.41×
• Total profit: $-54,873
• Equity at exit: $12,018

Cash invested: $38,920 (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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 194
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA est. from 4 same-building comps: −$160
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-135

Break-even live

Break-even rent $1,418

Max offer price $119,507

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6625 E Golf Links Rd #2 Tucson, AZ	2.0	2.0	849	$995	$1.17	12d	1	0.03mi
6502 E Golf Links Rd Tucson, AZ	2.0	1.0	550	$1,009	$1.83	10d	12	0.16mi
6850 E Golf Links Rd Tucson, AZ	2.0	1.0–1.5	517	$1,297	$2.51	44d	1	0.29mi
7001 E Golf Links Rd Tucson, AZ	2.0–3.0	1.0–2.0	885	$1,121	$1.27	2d	9	0.47mi
6508 E Calle Dened Tucson, AZ	3.0	2.0	1066	$1,741	$1.63	12d	1	0.49mi
6534 E Stella Rd Tucson, AZ	1.0–3.0	1.0	885	$1,395	$1.58	12d	17	0.60mi
6091 E Golf Links Rd Unit 6141-06 Tucson, AZ	2.0	1.0	900	$1,270	$1.41	24d	1	0.68mi
6091 E Golf Links Rd Unit 6121-14 Tucson, AZ	2.0	1.0	810	$1,139	$1.41	24d	1	0.68mi
3225 S Wilmot Rd Tucson, AZ	1.0–2.0	1.0	582	$875	$1.50	3d	4	0.71mi
6122 E Sylvane St Tucson, AZ	3.0	1.0	1007	$1,560	$1.55	3d	1	0.82mi
3551 S Calle Polar Tucson, AZ	3.0	2.0	1077	$1,599	$1.48	20d	1	0.89mi
3551 S Calle Polar Tucson, AZ	3.0	2.0	1077	$1,599	$1.48	44d	1	0.89mi
7384 E Cross Ridge Pl Tucson, AZ	2.0	2.0	989	$1,450	$1.47	24d	1	0.96mi
7400 E Golf Links Rd Tucson, AZ	2.0	1.0–2.0	571	$1,192	$2.09	2d	36	0.97mi
5828 E 35th St Tucson, AZ	3.0	1.0	949	$1,650	$1.74	15d	1	0.98mi
1345 S Kolb Rd Tucson, AZ	2.0	1.5	1050	$1,399	$1.33	44d	1	1.10mi
8090 Ironwood St Tucson, AZ	2.0–4.0	1.0–2.5	1638	$1,400	$0.85	12d	1	1.19mi
840 S Langley Ave #102 Tucson, AZ	1.0	1.0	610	$1,095	$1.80	44d	1	1.21mi
834 S Langley Ave #201 Tucson, AZ	2.0	2.0	970	$1,200	$1.24	44d	1	1.22mi
1312 S Sahuara Ave Tucson, AZ	2.0	1.0	730	$1,290	$1.77	3d	1	1.23mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,175	$1.24	24d	1	1.25mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,050	$1.11	3d	1	1.25mi
820 S Langley Ave Unit 204 Tucson, AZ	2.0	2.0	945	$1,100	$1.16	12d	1	1.26mi
1809 S Van Buren Ave Tucson, AZ	2.0	1.0	816	$995	$1.22	16d	1	1.26mi
816 S Langley Ave #204 Tucson, AZ	2.0	2.0	945	$1,800	$1.90	44d	1	1.28mi
816 S Langley Ave #203 Tucson, AZ	2.0	1.0	945	$1,050	$1.11	24d	1	1.28mi
1266 S Sahuara Ave Tucson, AZ	2.0	1.0	986	$1,195	$1.21	24d	1	1.29mi
5758 E 24th St Tucson, AZ	2.0	1.0	860	$1,175	$1.37	44d	1	1.30mi
808 S Langley Ave Unit 201 Tucson, AZ	2.0	2.0	945	$1,050	$1.11	24d	1	1.30mi
808 S Langley Ave Unit 106 Tucson, AZ	2.0	2.0	945	$1,175	$1.24	2d	1	1.30mi
5711 E 26th St Apt B Tucson, AZ	2.0	1.0	700	$800	$1.14	44d	1	1.31mi
3722 S Bellingham Pl Tucson, AZ	3.0	1.0	837	$1,500	$1.79	44d	1	1.31mi
810 S Kolb Rd Unit 4 Tucson, AZ	2.0	1.0	850	$995	$1.17	44d	1	1.33mi
7261 E Chelsie Kaye Ln Tucson, AZ	3.0	2.0	1091	$1,550	$1.42	10d	1	1.34mi
5737 E 24th St Tucson, AZ	2.0	1.0	873	$1,200	$1.37	44d	1	1.35mi
5706 E 24th St Tucson, AZ	2.0	1.0	784	$1,250	$1.59	12d	1	1.36mi
5757 E 23rd St Tucson, AZ	1.0	1.0	550	$695	$1.26	21d	1	1.37mi
5619 E 28th St Unit 5629 Tucson, AZ	1.0	1.0	720	$795	$1.10	44d	1	1.37mi
5626 E 26th St Unit 5626 10 Tucson, AZ	1.0	1.0	640	$695	$1.09	24d	1	1.40mi
5626 E 26th St Unit 5626 05 Tucson, AZ	1.0	1.0	640	$750	$1.17	24d	1	1.40mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-18
   days on market $139,000 Active 14 DOM
2. 2026-06-17
   days on market $139,000 Active 13 DOM
3. 2026-06-16
   days on market $139,000 Active 12 DOM
4. 2026-06-15
   days on market $139,000 Active 11 DOM
5. 2026-06-13
   days on market $139,000 Active 9 DOM
6. 2026-06-10
   days on market $139,000 Active 6 DOM
7. 2026-06-09
   days on market $139,000 Active 5 DOM
8. 2026-06-08
   days on market $139,000 Active 4 DOM
9. 2026-06-07
   days on market $139,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $139,000 Active 1 DOM

ⓘ 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 ≥105°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: $14,976
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − HOA: −$1,920
• − Depreciation: −$4,044
• Taxable loss: −$3,950
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $-668/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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Vietnamese 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: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• 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

+291.5% since first listed

7 events — show timeline

• 2026-06-04 Listed $139,000 MLSSAZ
• 2009-11-16 Sold (MLS) $26,500 MLSSAZ
• 2009-07-13 Listed $39,900 MLSSAZ
• 2005-12-16 Sold (MLS) $87,000 MLSSAZ
• 2005-10-27 Listed $85,000 MLSSAZ
• 1996-02-29 Sold (MLS) $33,500 MLSSAZ
• 1995-08-04 Listed $35,500 MLSSAZ