6655 N Canyon Crest Dr #11166 · Catalina Foothills, AZ 85750

$249,000

2 bd · 3.0 ba · 911 sqft · Condo public records · 82 Days on market

Built 1986 $273/sqft · 18% below area Est $305k · 18% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom unit is the one for you! Explore the spacious living areas perfect for entertaining and relaxation, filled with natural light, showcasing wood-look floors, a fireplace to ensure cozy winter evenings, and neutral paint. The well-appointed kitchen awaits your culinary adventures, equipped with plentiful storage cabinetry, granite countertops, and stainless steel appliances. Enjoy a good night's rest in the main retreat, complete with a full bathroom featuring double sinks and a practical walk-in closet for easy organization. Guest bath has been tastefully redone with a spacious walk in shower. Out back, you can enjoy your morning brew under the lovely covered patio surronded by beautiful foliage. Community's pool, spa, tennis court, fitness center and more.

Key facts

• Wood look floors
• Granite countertops
• Fireplace

Tags

• SPACIOUS LIVING AREAS
• WOOD LOOK FLOORS
• FIREPLACE
• WELL APPOINTED KITCHEN
• PLENTIFUL STORAGE CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $223k (10.5% below list).
• Recommended offer: $223k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.5% in Catalina Foothills — 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 71/100 on livability (#37 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, crime A-; Watch: amenities F, commute F, cost of living F.
• Catalina Foothills Unified District (4410) (suburban): math 55% / reading 63% proficiency, ranked #15 of 249 in AZ (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 213 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 82 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $81k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $174k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 9→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,746 (10.5% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $305,355
• List price: $249,000
• Delta: -12.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-26,200
• Equity at exit: $37,127

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,829
• Equity at exit: $21,529

Cash invested: $69,720 (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 85750

• Rents YoY: 2.8%
• Active inventory: 213
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $229

Break-even live

Break-even rent $1,937

Max offer price $249,000

Occupancy floor 85%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6655 N Canyon Crest Dr #8243 Tucson, AZ	1.0	1.0	716	$3,000	$4.19	23d	1	0.06mi
6655 N Canyon Crest Dr Tucson, AZ	1.0–3.0	1.0–2.0	967	$2,250	$2.33	17d	2	0.08mi
5855 N Kolb Rd Tucson, AZ	2.0	2.0	957	$2,125	$2.22	23d	3	0.91mi
5855 N Kolb Rd Tucson, AZ	2.0	2.0	957	$2,075	$2.17	3d	3	0.91mi
5855 N Kolb Rd Tucson, AZ	2.0	2.0	957	$2,150	$2.25	43d	5	0.91mi
5855 N Kolb Rd Unit 5105 Tucson, AZ	2.0	2.0	947	$2,250	$2.38	23d	1	0.91mi
5800 N Kolb Rd #5124 Tucson, AZ	2.0	2.5	976	$2,700	$2.77	23d	1	1.08mi
5751 N Kolb Rd #19108 Tucson, AZ	1.0	1.0	701	$2,000	$2.85	17d	1	1.16mi
5751 N Kolb Rd #39202 Tucson, AZ	3.0	2.0	1117	$2,499	$2.24	23d	1	1.16mi
5800 N Kolb Rd #2109 Tucson, AZ	2.0	2.0	967	$2,200	$2.28	23d	1	1.19mi
5751 N Kolb Rd Tucson, AZ	1.0–3.0	1.0–2.0	948	$1,625	$1.71	2d	9	1.19mi
5751 N Kolb Rd #5208 Tucson, AZ	1.0	1.5	701	$2,000	$2.85	10d	1	1.23mi
5751 N Kolb Rd Tucson, AZ	2.0	2.0	944	$2,000	$2.12	23d	1	1.34mi

HOA detail condo

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

Listing history 43 events

1. 2026-06-19
   price $249,000 Active 82 DOM
2. 2026-06-18
   days on market $259,000 Active 82 DOM
3. 2026-06-17
   pricedays on market $259,000 Active 81 DOM
4. 2026-06-16
   days on market $268,000 Active 80 DOM
5. 2026-06-15
   days on market $268,000 Active 79 DOM
6. 2026-06-13
   days on market $268,000 Active 77 DOM
7. 2026-06-13
   pricedays on market $268,000 Active 76 DOM
8. 2026-06-10
   days on market $285,000 Active 74 DOM
9. 2026-06-09
   days on market $285,000 Active 73 DOM
10. 2026-06-08
    days on market $285,000 Active 72 DOM
11. 2026-06-07
    days on market $285,000 Active 71 DOM
12. 2026-06-03
    days on market $285,000 Active 67 DOM
13. 2026-06-02
    days on market $285,000 Active 66 DOM
14. 2026-06-01
    days on market $285,000 Active 65 DOM
15. 2026-06-01
    price $285,000 Active 64 DOM
16. 2026-05-31
    days on market $289,800 Active 64 DOM
17. 2026-05-13
    price $289,900 790-char remark

    Show marketing remark (790 chars)

    This charming 2-bedroom unit is the one for you! Explore the spacious living areas perfect for entertaining and relaxation, filled with natural light, showcasing wood-look floors, a fireplace to ensure cozy winter evenings, and neutral paint. The well-appointed kitchen awaits your culinary adventures, equipped with plentiful storage cabinetry, granite countertops, and stainless steel appliances. Enjoy a good night's rest in the main retreat, complete with a full bathroom featuring double sinks and a practical walk-in closet for easy organization. Guest bath has been tastefully redone with a spacious walk in shower. Out back, you can enjoy your morning brew under the lovely covered patio surronded by beautiful foliage. Community's pool, spa, tennis court, fitness center and more.

18. 2026-05-10
    price $310,000 790-char remark

    Show marketing remark (790 chars)

    This charming 2-bedroom unit is the one for you! Explore the spacious living areas perfect for entertaining and relaxation, filled with natural light, showcasing wood-look floors, a fireplace to ensure cozy winter evenings, and neutral paint. The well-appointed kitchen awaits your culinary adventures, equipped with plentiful storage cabinetry, granite countertops, and stainless steel appliances. Enjoy a good night's rest in the main retreat, complete with a full bathroom featuring double sinks and a practical walk-in closet for easy organization. Guest bath has been tastefully redone with a spacious walk in shower. Out back, you can enjoy your morning brew under the lovely covered patio surronded by beautiful foliage. Community's pool, spa, tennis court, fitness center and more.

19. 2026-04-29
    price $320,000 790-char remark

    Show marketing remark (790 chars)

    This charming 2-bedroom unit is the one for you! Explore the spacious living areas perfect for entertaining and relaxation, filled with natural light, showcasing wood-look floors, a fireplace to ensure cozy winter evenings, and neutral paint. The well-appointed kitchen awaits your culinary adventures, equipped with plentiful storage cabinetry, granite countertops, and stainless steel appliances. Enjoy a good night's rest in the main retreat, complete with a full bathroom featuring double sinks and a practical walk-in closet for easy organization. Guest bath has been tastefully redone with a spacious walk in shower. Out back, you can enjoy your morning brew under the lovely covered patio surronded by beautiful foliage. Community's pool, spa, tennis court, fitness center and more.

20. 2026-04-15
    price $325,000 790-char remark

    Show marketing remark (790 chars)

    This charming 2-bedroom unit is the one for you! Explore the spacious living areas perfect for entertaining and relaxation, filled with natural light, showcasing wood-look floors, a fireplace to ensure cozy winter evenings, and neutral paint. The well-appointed kitchen awaits your culinary adventures, equipped with plentiful storage cabinetry, granite countertops, and stainless steel appliances. Enjoy a good night's rest in the main retreat, complete with a full bathroom featuring double sinks and a practical walk-in closet for easy organization. Guest bath has been tastefully redone with a spacious walk in shower. Out back, you can enjoy your morning brew under the lovely covered patio surronded by beautiful foliage. Community's pool, spa, tennis court, fitness center and more.

21. 2026-03-28
    listed $330,000 Active 790-char remark

    Show marketing remark (790 chars)

    This charming 2-bedroom unit is the one for you! Explore the spacious living areas perfect for entertaining and relaxation, filled with natural light, showcasing wood-look floors, a fireplace to ensure cozy winter evenings, and neutral paint. The well-appointed kitchen awaits your culinary adventures, equipped with plentiful storage cabinetry, granite countertops, and stainless steel appliances. Enjoy a good night's rest in the main retreat, complete with a full bathroom featuring double sinks and a practical walk-in closet for easy organization. Guest bath has been tastefully redone with a spacious walk in shower. Out back, you can enjoy your morning brew under the lovely covered patio surronded by beautiful foliage. Community's pool, spa, tennis court, fitness center and more.

22. 2020-10-01
    soldstatus $174,000 Closed 464-char remark

    Show marketing remark (464 chars)

    Great Buy in Canyon View at Ventana! Ground Floor Unit with Park-Like View from Dining Area and Patio, Great Location in Complex with Gated Access to Hiking Trails, Corner Unit near Tennis Courts and Community Pool and Rec.Center! Freshly Painted & Remodeled with Newer Stainless Steel Appliances. Vinyl Plank Flooring, Split Bedroom Plan, Ceiling Fans & Lovely Lighting with 2'' Blinds. All appliances including washer & dryer. Easy steps to entrance.

23. 2020-10-01
    soldstatus $174,000

    Show marketing remark (464 chars)

    Great Buy in Canyon View at Ventana! Ground Floor Unit with Park-Like View from Dining Area and Patio, Great Location in Complex with Gated Access to Hiking Trails, Corner Unit near Tennis Courts and Community Pool and Rec.Center! Freshly Painted & Remodeled with Newer Stainless Steel Appliances. Vinyl Plank Flooring, Split Bedroom Plan, Ceiling Fans & Lovely Lighting with 2'' Blinds. All appliances including washer & dryer. Easy steps to entrance.

24. 2020-08-24
    historical Active Contingent 464-char remark

    Show marketing remark (464 chars)

    Great Buy in Canyon View at Ventana! Ground Floor Unit with Park-Like View from Dining Area and Patio, Great Location in Complex with Gated Access to Hiking Trails, Corner Unit near Tennis Courts and Community Pool and Rec.Center! Freshly Painted & Remodeled with Newer Stainless Steel Appliances. Vinyl Plank Flooring, Split Bedroom Plan, Ceiling Fans & Lovely Lighting with 2'' Blinds. All appliances including washer & dryer. Easy steps to entrance.

25. 2020-05-20
    price $173,500 464-char remark

    Show marketing remark (464 chars)

    Great Buy in Canyon View at Ventana! Ground Floor Unit with Park-Like View from Dining Area and Patio, Great Location in Complex with Gated Access to Hiking Trails, Corner Unit near Tennis Courts and Community Pool and Rec.Center! Freshly Painted & Remodeled with Newer Stainless Steel Appliances. Vinyl Plank Flooring, Split Bedroom Plan, Ceiling Fans & Lovely Lighting with 2'' Blinds. All appliances including washer & dryer. Easy steps to entrance.

26. 2020-03-28
    price $178,500 464-char remark

    Show marketing remark (464 chars)

    Great Buy in Canyon View at Ventana! Ground Floor Unit with Park-Like View from Dining Area and Patio, Great Location in Complex with Gated Access to Hiking Trails, Corner Unit near Tennis Courts and Community Pool and Rec.Center! Freshly Painted & Remodeled with Newer Stainless Steel Appliances. Vinyl Plank Flooring, Split Bedroom Plan, Ceiling Fans & Lovely Lighting with 2'' Blinds. All appliances including washer & dryer. Easy steps to entrance.

27. 2020-01-31
    listed $184,500 Active 464-char remark

    Show marketing remark (464 chars)

    Great Buy in Canyon View at Ventana! Ground Floor Unit with Park-Like View from Dining Area and Patio, Great Location in Complex with Gated Access to Hiking Trails, Corner Unit near Tennis Courts and Community Pool and Rec.Center! Freshly Painted & Remodeled with Newer Stainless Steel Appliances. Vinyl Plank Flooring, Split Bedroom Plan, Ceiling Fans & Lovely Lighting with 2'' Blinds. All appliances including washer & dryer. Easy steps to entrance.

28. 2017-01-12
    historical
29. 2016-09-30
    listed $129,900 Active
30. 2014-03-24
    soldstatus $96,000 Closed
31. 2014-03-12
    status Pending
32. 2014-03-01
    price $94,900
33. 2014-01-17
    price $104,900
34. 2013-12-18
    price $114,900
35. 2013-11-14
    listed $123,200 Active
36. 2003-10-29
    soldstatus $129,900
37. 2003-10-29
    soldstatus $129,000
38. 2003-09-02
    listed $129,900
39. 2003-02-03
    historical
40. 2002-10-10
    listed $131,000
41. 2001-04-12
    soldstatus $98,910
42. 2001-04-10
    soldstatus $98,910
43. 2001-02-27
    listed $98,910

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$190/yr (+$16/mo · 13.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 9 d/yr ≥105°F today · 26 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: $26,730
• − Mortgage interest: −$13,948
• − Property taxes: −$1,453
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$7,244
• Taxable loss: −$1,437
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $3,094/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: Catalina Foothills Unified District (4410)
• NCES district ID: 0401760
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $84,517
• Composite: 53.52/100
• National rank: #1448
• State rank: #15 of 249 in AZ

Livability — Catalina Foothills

• Score: 71/100
• State rank: #37
• US rank: #7046

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing A Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catalina Foothills, AZ
• County: Pima County · 1,012,107 people
• City population: 52,156
• Metro: Tucson, AZ
• Population (ZIP): 24,886
• Household income: $102,836
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 637.0

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 White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Romanian 3% Portuguese 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 7% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -319.31%
• Current HPI: 263.7632
• Rent YoY: ▲ 2.84%
• 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

+193.1% since first listed

27 events — show timeline

• 2026-05-13 Price Changed $289,900 MLSSAZ
• 2026-05-10 Price Changed $310,000 MLSSAZ
• 2026-04-29 Price Changed $320,000 MLSSAZ
• 2026-04-15 Price Changed $325,000 MLSSAZ
• 2026-03-28 Listed $330,000 MLSSAZ
• 2020-10-01 Sold (Public Records) $174,000 Public Records
• 2020-10-01 Sold (MLS) $174,000 MLSSAZ
• 2020-08-24 Contingent — MLSSAZ
• 2020-05-20 Price Changed $173,500 MLSSAZ
• 2020-03-28 Price Changed $178,500 MLSSAZ
• 2020-01-31 Listed $184,500 MLSSAZ
• 2017-01-12 Listing Removed — MLSSAZ
• 2016-09-30 Listed $129,900 MLSSAZ
• 2014-03-24 Sold (MLS) $96,000 MLSSAZ
• 2014-03-12 Pending — MLSSAZ
• 2014-03-01 Price Changed $94,900 MLSSAZ
• 2014-01-17 Price Changed $104,900 MLSSAZ
• 2013-12-18 Price Changed $114,900 MLSSAZ
• 2013-11-14 Listed $123,200 MLSSAZ
• 2003-10-29 Sold (Public Records) $129,000 Public Records
• 2003-10-29 Sold (MLS) $129,900 MLSSAZ
• 2003-09-02 Listed $129,900 MLSSAZ
• 2003-02-03 Listing Removed — MLSSAZ
• 2002-10-10 Listed $131,000 MLSSAZ
• 2001-04-12 Sold (Public Records) $98,910 Public Records
• 2001-04-10 Sold (MLS) $98,910 MLSSAZ
• 2001-02-27 Listed $98,910 MLSSAZ

Property tax history

+1.0%/yr

Latest (2025): $1,453 · -9.9% YoY. Source: county tax records.