1698 W Park Wood Ln #171 · Tucson, AZ 85746

$125,000

2 bd · 2.0 ba · 1,015 sqft · Condo · 146 Days on market

Built 1984 Good condition $123/sqft · 9% below area Est $138k · 9% under $201/mo HOA · 16% of rent

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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 +11.8/15.0
• Cash flow +9.7/30.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!Experience the charm of this upper-level, 2-bedroom unit in Village at Midvale Park! Inside, the inviting living room filled with lots of natural light features vaulted ceilings, fresh paint throughout, wood-look flooring, a wood-burning fireplace, and sliding glass doors leading to the balcony. The eat-in kitchen provides built-in appliances and a two-tier breakfast bar ideal for quick meals. The large primary bedroom offers privacy and tranquility, complete with a private bathroom with a glass step-in shower. Don't miss the stacked washer and dryer. Unwind on the cozy balcony, the perfect spot to enjoy quiet evenings with your favorite drink. After a busy day, take a refreshing dip in the Community pool. This turn-key property is waiting just for you! Hurry! Owner/Agent

Key facts

• Sliding glass doors
• Natural light
• Private bathroom

Tags

• NATURAL LIGHT
• VAULTED CEILINGS
• WOOD BURNING FIREPLACE
• SLIDING GLASS DOORS
• BREAKFAST BAR
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-986/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (0.5% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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 soft (-0.2%/yr); 148 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $864 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

• It's been on market 146 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $50k; list at $125k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% 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. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 1.00% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 8.4

CMA / ARV

• ARV (median comp): $138,103
• List price: $125,000
• Delta: -9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.2%
• Equity multiple: 0.17×
• Total profit: $-28,993
• Equity at exit: $18,638

10-year hold

• IRR: -39.3%
• Equity multiple: -0.30×
• Total profit: $-45,496
• Equity at exit: $10,808

Cash invested: $35,000 (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 85746

• Home prices YoY: -15.2%
• Rents YoY: -0.2%
• Active inventory: 148
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$201
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-82

Break-even live

Break-even rent $1,348

Max offer price $113,108

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1698 W Wood Bridge Ct Tucson, AZ	1.0	1.0	770	$1,025	$1.33	44d	1	0.04mi
1710 W Wood Bridge Ct Tucson, AZ	2.0	2.0	1015	$1,000	$0.99	3d	1	0.04mi
1668 W Park Wood Ln Tucson, AZ	2.0	2.0	1019	$995	$0.98	24d	1	0.04mi
1686 W Wood Bridge Ct Tucson, AZ	3.0	2.0	1309	$1,400	$1.07	44d	1	0.05mi
5664 S Wood Crest Dr Tucson, AZ	2.0	2.0	1019	$1,150	$1.13	3d	1	0.06mi
5664 S Wood Crest Dr Tucson, AZ	2.0	2.0	1019	$1,200	$1.18	44d	1	0.06mi
5600 S Midvale Park Rd Tucson, AZ	1.0–3.0	1.0–2.0	787	$1,012	$1.29	2d	12	0.15mi
1616 W Wood Crest Ct Tucson, AZ	2.0	2.0	1304	$1,650	$1.27	3d	1	0.15mi
5505 S Mission Rd Tucson, AZ	1.0–4.0	1.0–2.0	949	$1,167	$1.23	2d	29	0.45mi
1594 W Swisher Pl Tucson, AZ	3.0	2.0	1158	$1,695	$1.46	44d	1	0.50mi
6060 S Moorheart Pl Tucson, AZ	3.0	2.0	1142	$1,600	$1.40	44d	1	0.55mi
6082 S Birchwood Dr Tucson, AZ	3.0	2.0	1390	$1,745	$1.26	3d	1	0.61mi
1950 W Burgundy Way Tucson, AZ	3.0	2.0	1380	$1,800	$1.30	44d	1	0.62mi
1950 W Burgundy Way Tucson, AZ	3.0	2.0	1380	$1,750	$1.27	20d	1	0.62mi
2040 W Nebraska St Tucson, AZ	1.0	1.0	700	$995	$1.42	44d	1	0.71mi
1483 W Flannery Pl Tucson, AZ	3.0	2.0	1381	$1,695	$1.23	12d	1	0.81mi
6250 S Commerce Ct Tucson, AZ	1.0–2.0	1.0–2.0	726	$1,413	$1.94	2d	9	0.85mi
2021 W Menzel Dr Tucson, AZ	3.0	2.0	1196	$1,599	$1.34	3d	1	0.95mi
1970 W Valencia Rd Tucson, AZ	1.0–2.0	1.0–2.0	689	$1,421	$2.06	2d	1	0.98mi
909 W Milton St Tucson, AZ	3.0	2.0	1296	$1,695	$1.31	44d	1	1.05mi
842 W Calle Ramona Tucson, AZ	2.0	1.0	828	$1,200	$1.45	3d	1	1.12mi
5740 S Hildreth Ave Tucson, AZ	3.0	2.0	1472	$1,770	$1.20	20d	1	1.33mi
6630 S Avenida Mirella Bonita Tucson, AZ	3.0	2.0	1265	$1,900	$1.50	44d	1	1.37mi
1983 W Calle Cielo de Oro Tucson, AZ	3.0	2.0	1024	$1,695	$1.66	17d	1	1.39mi

HOA detail condo

• Monthly dues: $201 · $2,412/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 146 DOM
2. 2026-06-17
   days on market $125,000 Active 145 DOM
3. 2026-06-16
   days on market $125,000 Active 144 DOM
4. 2026-06-15
   days on market $125,000 Active 143 DOM
5. 2026-06-13
   days on market $125,000 Active 141 DOM
6. 2026-06-10
   days on market $125,000 Active 138 DOM
7. 2026-06-09
   days on market $125,000 Active 137 DOM
8. 2026-06-08
   days on market $125,000 Active 136 DOM
9. 2026-06-07
   days on market $125,000 Active 135 DOM
10. 2026-06-05
    days on market $125,000 Active 132 DOM
11. 2026-06-03
    days on market $125,000 Active 131 DOM
12. 2026-06-02
    days on market $125,000 Active 130 DOM
13. 2026-06-02
    price $125,000 Active 129 DOM
14. 2026-06-01
    days on market $130,000 Active 129 DOM
15. 2026-05-31
    days on market $130,000 Active 128 DOM
16. 2026-01-23
    listed $130,000 Active 799-char remark

    Show marketing remark (799 chars)

    MOTIVATED SELLER!Experience the charm of this upper-level, 2-bedroom unit in Village at Midvale Park! Inside, the inviting living room filled with lots of natural light features vaulted ceilings, fresh paint throughout, wood-look flooring, a wood-burning fireplace, and sliding glass doors leading to the balcony. The eat-in kitchen provides built-in appliances and a two-tier breakfast bar ideal for quick meals. The large primary bedroom offers privacy and tranquility, complete with a private bathroom with a glass step-in shower. Don't miss the stacked washer and dryer. Unwind on the cozy balcony, the perfect spot to enjoy quiet evenings with your favorite drink. After a busy day, take a refreshing dip in the Community pool. This turn-key property is waiting just for you! Hurry! Owner/Agent

17. 2026-01-22
    historical
18. 2025-12-16
    price $135,000
19. 2025-12-16
    status Active
20. 2025-12-14
    price $138,000
21. 2025-12-14
    historical Active Contingent
22. 2025-11-21
    price $135,000
23. 2025-09-26
    price $140,000
24. 2025-08-20
    listed $150,000 Active
25. 1998-05-06
    soldstatus $49,900
26. 1998-03-24
    listed $49,900

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 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: $14,927
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − HOA: −$2,412
• − Depreciation: −$3,636
• Taxable loss: −$3,012
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $-263/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 upper-level condo is in good condition with fresh paint and minimal maintenance needed. It offers a good starting point for cosmetic updates to enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New flooring in kitchen and bathrooms — Modern flooring can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in kitchen and bathrooms — Modern flooring can increase both resale and rental value ↑

ⓘ 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): 42,835
• Household income: $68,903
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1050.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% White 20% Two or more races 16% Native American 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▼ -56.03%
• Current HPI: 312.2096
• Rent YoY: ▼ -0.25%
• 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

+160.5% since first listed

11 events — show timeline

• 2026-01-23 Listed $130,000 MLSSAZ
• 2026-01-22 Listing Removed — MLSSAZ
• 2025-12-16 Price Changed $135,000 MLSSAZ
• 2025-12-16 Relisted — MLSSAZ
• 2025-12-14 Price Changed $138,000 MLSSAZ
• 2025-12-14 Contingent — MLSSAZ
• 2025-11-21 Price Changed $135,000 MLSSAZ
• 2025-09-26 Price Changed $140,000 MLSSAZ
• 2025-08-20 Listed $150,000 MLSSAZ
• 1998-05-06 Sold (MLS) $49,900 MLSSAZ
• 1998-03-24 Listed $49,900 MLSSAZ