55 N Cherry Ave #105 · Tucson, AZ 85719

$130,000

2 bd · 1.0 ba · 822 sqft · Condo · 10 Days on market

Built 1983 $158/sqft · 19% below area Est $160k · 19% under $299/mo HOA · 22% of rent ↓ 10% since listing

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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 +8.6/30.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Range priced, seller will accept or counter offers within the range of $130,000-$170,000 Fantastic opportunity to own right by the U of A and the Boadway Blvd corridor! Close to EVERYTHING! Walk or bike to the university or restaurants and shopping. This fantastic floor unit condo has 2 bedrooms and 1 bathroom and opens up to the pool view with a washer and dryer in the unit! Parking spot 6 is right in front of the gate entrance and the unit is steps away for easy convenience. Updated kitchen cabinets and newer appliances. This is a fantastic opportunity to own a great investment.

Key facts

• Close to restaurants
• Close to university
• Newer appliances

Tags

• UPDATED KITCHEN CABINETS
• NEWER APPLIANCES
• CLOSE TO UNIVERSITY
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA amenities: pool, gated community; HOA fee covers blanket insurance, common area maintenance, exterior maintenance of unit, pest control, roof repair and replacement, sewer, and water

Exterior

• Security: Gated community
• Utilities: Public water; Sewer connected
• Home design: Condominium; One story; Faces north; Entry on first floor
• Construction: Slump block construction; Built-up roof
• Exterior features: Wrought iron fencing; Corner lot; Subdivided lot; Adjacent to alley; East/West exposure; Paved road access; City-maintained road

Interior

• Kitchen: Refrigerator; Electric range; Microwave
• Bedrooms: Unit on one level
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Refrigerator; Electric range; Microwave
• Laundry & utility: Stacked laundry space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (12.4% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Roskruge Bilingual Magnet Middle School (math 12% / reading 27%, grade F, #752 of 1,109 statewide, top 70%, 560 students, 67% 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 60% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 39% of the median local income ($42k/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 $899 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,907 (12.4% 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: 1.06% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 7.9

CMA / ARV

• ARV (median comp): $160,200
• List price: $130,000
• Delta: 36.08%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.17×
• Total profit: $-30,056
• Equity at exit: $19,383

10-year hold

• IRR: -27.2%
• Equity multiple: -0.18×
• Total profit: $-42,862
• Equity at exit: $11,240

Cash invested: $36,400 (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 85719

• Rents YoY: 1.4%
• Active inventory: 160
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$299
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-111

Break-even live

Break-even rent $1,516

Max offer price $113,907

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-66	+0% $-111	+5% $-156	+10% $-201
Rent	-10% $-220	-5% $-166	+0% $-111	+5% $-57	+10% $-3
Rate	-1.0pp $-46	-0.5pp $-78	base $-111	+0.5pp $-145	+1.0pp $-179

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 N Cherry Ave Tucson, AZ	2.0–3.0	1.0–2.0	950	$1,195	$1.26	23d	1	0.03mi
55 N Cherry Ave Tucson, AZ	1.0–3.0	1.0–2.0	789	$1,500	$1.90	45d	2	0.03mi
222 S Cherry Ave Tucson, AZ	3.0	2.0	983	$1,575	$1.60	17d	1	0.13mi
1401 E 10th St Apt 3 Tucson, AZ	2.0	1.0	800	$1,250	$1.56	25d	1	0.16mi
1524 E 8th St Tucson, AZ	2.0	1.0	854	$1,450	$1.70	45d	1	0.20mi
1812 E 9th St Tucson, AZ	2.0	1.0	950	$1,795	$1.89	5d	1	0.22mi
1629 E 13th St Tucson, AZ	2.0	2.0	950	$1,795	$1.89	45d	1	0.23mi
1703 E 13th St Tucson, AZ	1.0	1.0	589	$1,150	$1.95	45d	1	0.25mi
1335 E 9th St Tucson, AZ	1.0	1.0	600	$1,000	$1.67	45d	1	0.25mi
1321 E 9th St Tucson, AZ	2.0	1.0	600	$1,595	$2.66	4d	1	0.25mi
1343 E 9th St Tucson, AZ	2.0	1.0	600	$1,395	$2.33	45d	1	0.25mi
1727 E 13th St Tucson, AZ	2.0	1.0	787	$1,200	$1.52	45d	1	0.26mi
1830 E 8th St Tucson, AZ	1.0	1.0	548	$875	$1.60	5d	1	0.29mi
1153 E 10th St Tucson, AZ	1.0	1.0	700	$1,295	$1.85	25d	2	0.33mi
1137 E 10th St Tucson, AZ	1.0	1.0	700	$1,295	$1.85	5d	1	0.33mi
1402 E Manlove St Tucson, AZ	1.0–3.0	1.0–1.5	807	$1,195	$1.48	5d	6	0.34mi
1121 E 9th St Tucson, AZ	3.0	2.0	961	$1,850	$1.93	19d	1	0.39mi
1250 E Manlove St Unit 1250-04 Tucson, AZ	2.0	1.0	1100	$1,695	$1.54	5d	1	0.43mi
1041 E 9th St Tucson, AZ	2.0	1.0	610	$1,495	$2.45	4d	1	0.44mi
555 S Cherry Ave Tucson, AZ	2.0–3.0	2.0–3.0	1179	$1,750	$1.48	21d	3	0.48mi
615 S Santa Rita Ave Tucson, AZ	3.0	2.0	1009	$1,650	$1.64	45d	1	0.53mi
951 E 10th St Tucson, AZ	2.0	1.0	664	$1,300	$1.96	45d	1	0.54mi
2048 E 6th St Unit 2048 Tucson, AZ	1.0	1.0	620	$1,395	$2.25	5d	1	0.55mi
420 N Park Ave Unit 420 Tucson, AZ	2.0	1.0	630	$1,700	$2.70	5d	1	0.59mi
420 N Park Ave Unit 422 Tucson, AZ	2.0	1.0	625	$1,700	$2.72	45d	1	0.59mi
838 E 9th St Unit 26 Tucson, AZ	2.0	1.0	820	$1,375	$1.68	19d	1	0.63mi
838 E 9th St Unit 28 Tucson, AZ	2.0	1.0	820	$1,384	$1.69	45d	1	0.63mi
816 E 10th St Tucson, AZ	3.0	2.0	1100	$1,950	$1.77	21d	1	0.64mi
814 E 9th St Tucson, AZ	2.0	1.0	820	$1,430	$1.74	5d	9	0.65mi
801 E 10th St Tucson, AZ	1.0	1.0	651	$1,070	$1.64	4d	5	0.65mi
142 S Tucson Blvd Tucson, AZ	1.0–2.0	1.0–2.0	659	$1,150	$1.74	19d	7	0.67mi
726 E 9th St Tucson, AZ	1.0	1.0	580	$825	$1.42	25d	1	0.72mi
714 E 10th St Unit 18 Tucson, AZ	2.0	1.0	790	$1,095	$1.39	3d	1	0.73mi
714 E 10th St Unit 8 Tucson, AZ	2.0	1.0	790	$1,295	$1.64	13d	1	0.73mi
714 E 10th St Unit 12 Tucson, AZ	2.0	1.0	790	$895	$1.13	12d	1	0.73mi
714 E 10th St Unit 18 Tucson, AZ	2.0	1.0	790	$915	$1.16	45d	1	0.73mi
714 E 10th St Unit 3 Tucson, AZ	2.0	1.0	790	$1,195	$1.51	13d	1	0.73mi
714 E 10th St Unit 19 Tucson, AZ	2.0	1.0	790	$1,299	$1.64	5d	1	0.73mi
430 N Euclid Ave Unit 430 Tucson, AZ	1.0	1.0	750	$1,425	$1.90	45d	1	0.74mi
746 E 5th St Tucson, AZ	1.0–2.0	1.0	610	$1,300	$2.13	5d	1	0.83mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $130,000 Active 10 DOM
2. 2026-06-18
   days on market $130,000 Active 7 DOM
3. 2026-06-17
   days on market $130,000 Active 6 DOM
4. 2026-06-16
   days on market $130,000 Active 5 DOM
5. 2026-06-15
   days on market $130,000 Active 4 DOM
6. 2026-06-13
   remarks 591-char remark
7. 2026-06-13
   pricedays on marketlisting id $130,000 Active 2 DOM
8. 2026-06-07
   days on market $218,000 Active 94 DOM
9. 2026-06-05
   days on market $218,000 Active 91 DOM
10. 2026-06-03
    days on market $218,000 Active 90 DOM
11. 2026-06-02
    days on market $218,000 Active 89 DOM
12. 2026-06-01
    days on market $218,000 Active 88 DOM
13. 2026-05-31
    days on market $218,000 Active 87 DOM
14. 2026-03-04
    listed $218,000 Active 15-char remark
15. 2026-02-26
    historical
16. 2025-09-29
    price $224,000
17. 2025-09-08
    listed $229,000 Active
18. 2021-03-31
    soldstatus $145,000 Closed
19. 2021-03-15
    historical Active Contingent
20. 2021-03-08
    status Signature Pending
21. 2021-02-01
    listed $145,000 Active
22. 2020-10-06
    historical
23. 2020-09-30
    status Active
24. 2020-09-30
    historical
25. 2020-09-29
    price $153,000
26. 2020-09-11
    price $155,000
27. 2020-08-28
    price $156,000
28. 2020-08-01
    price $157,999
29. 2020-07-09
    listed $160,000 Active
30. 2011-08-03
    soldstatus $130,000
31. 2011-07-21
    historical
32. 2011-03-29
    listed $139,900
33. 2008-09-09
    soldstatus $145,000
34. 2008-05-24
    listed $144,500

ⓘ 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 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: $16,499
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$3,588
• − Depreciation: −$3,782
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $-520/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): 51,833
• Household income: $42,241
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 4906.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 13% Asian 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 14% Other Indo-European 2% Chinese 2%

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: ▼ -545.74%
• Current HPI: 279.865
• Rent YoY: ▲ 1.45%
• 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

-10.0% since first listed

23 events — show timeline

• 2026-06-11 Listed $130,000 MLSSAZ
• 2026-06-08 Listing Removed — MLSSAZ
• 2026-03-04 Listed $218,000 MLSSAZ
• 2026-02-26 Listing Removed — MLSSAZ
• 2025-09-29 Price Changed $224,000 MLSSAZ
• 2025-09-08 Listed $229,000 MLSSAZ
• 2021-03-31 Sold (MLS) $145,000 MLSSAZ
• 2021-03-15 Contingent — MLSSAZ
• 2021-03-08 Pending — MLSSAZ
• 2021-02-01 Listed $145,000 MLSSAZ
• 2020-10-06 Listing Removed — MLSSAZ
• 2020-09-30 Relisted — MLSSAZ
• 2020-09-30 Listing Removed — MLSSAZ
• 2020-09-29 Price Changed $153,000 MLSSAZ
• 2020-09-11 Price Changed $155,000 MLSSAZ
• 2020-08-28 Price Changed $156,000 MLSSAZ
• 2020-08-01 Price Changed $157,999 MLSSAZ
• 2020-07-09 Listed $160,000 MLSSAZ
• 2011-08-03 Sold (MLS) $130,000 MLSSAZ
• 2011-07-21 Listing Removed — MLSSAZ
• 2011-03-29 Listed $139,900 MLSSAZ
• 2008-09-09 Sold (MLS) $145,000 MLSSAZ
• 2008-05-24 Listed $144,500 MLSSAZ