1776 S Palo Verde Ave Unit C 111 · Tucson, AZ 85713

$79,900

2 bd · 1.0 ba · 800 sqft · Condo · 72 Days on market

Built 1962 $320/mo HOA

---

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).

• Cash flow +16.7/30.0
• 1% rule +9.6/10.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy low maintenance living in this beautifully updated downstairs co-op unit located in the heart of Central Tucson. This home offers two bedrooms and one full bathroom, featuring a modern kitchen and bathroom with recent upgrades, dual-pane windows for energy efficiency, All appliances are included, making this property move-in ready and convenient for any buyer. The monthly coop fee covers property taxes, water, sewer, trash, roof maintenance, pest control, exterior upkeep, and access to a sparkling community pool, providing stress-free ownership and peace of mind. The location is ideal--just blocks from shopping, dining, and public transportation...more More... Agent Only Remarks Cash only, no rentals. GNC Management has ap

Key facts

• Move-in ready
• Recent upgrades
• Community pool

Tags

• MODERN KITCHEN
• RECENT UPGRADES
• DUAL-PANE WINDOWS
• MOVE-IN READY
• COMMUNITY POOL
• IDEAL LOCATION

🏢 Co-op / cooperative unit. The $79,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $552 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 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.46% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 5.7

CMA / ARV

• ARV (median comp): $69,092
• List price: $79,900
• Delta: 15.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.43×
• Total profit: $-12,722
• Equity at exit: $11,913

10-year hold

• IRR: -19.2%
• Equity multiple: 0.17×
• Total profit: $-18,463
• Equity at exit: $6,908

Cash invested: $22,372 (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: 267
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$320
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $50

Break-even live

Break-even rent $1,104

Max offer price $79,900

Occupancy floor 91%

Sensitivity live

Price	-10% $105	-5% $78	+0% $50	+5% $23	+10% $-5
Rent	-10% $-42	-5% $4	+0% $50	+5% $96	+10% $142
Rate	-1.0pp $90	-0.5pp $71	base $50	+0.5pp $30	+1.0pp $8

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3661 E Sylvane St Tucson, AZ	3.0	1.0	877	$1,350	$1.54	44d	1	0.28mi
3659 E Ellington Pl Tucson, AZ	2.0	1.0	870	$1,000	$1.15	12d	1	0.29mi
3331 E 24th St Tucson, AZ	2.0	1.0	1072	$1,400	$1.31	44d	1	0.41mi
3764 E 27th Pl Tucson, AZ	3.0	1.0	1049	$1,495	$1.43	12d	1	0.47mi
1727 S Winstel Ave Tucson, AZ	3.0	1.0	1003	$1,595	$1.59	44d	1	0.48mi
2151 S Winstel Ave Tucson, AZ	2.0	1.0	900	$825	$0.92	24d	1	0.53mi
1902 S Montezuma Ave Unit D Tucson, AZ	2.0	1.0	780	$995	$1.28	44d	1	0.61mi
1902 S Montezuma Ave Unit C Tucson, AZ	2.0	2.0	900	$1,295	$1.44	18d	1	0.61mi
1926 S Montezuma Ave #1932 Tucson, AZ	2.0	1.0	780	$895	$1.15	24d	1	0.62mi
3051 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	44d	1	0.84mi
1841 S Irving Ave Unit 13 Tucson, AZ	2.0	1.0	900	$675	$0.75	18d	1	0.84mi
3049 E Proctor Vis Unit ProctorVista3051 Tucson, AZ	1.0	1.0	600	$800	$1.33	44d	1	0.84mi
3049 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	44d	1	0.84mi
3043 E Proctor Vis Tucson, AZ	1.0	1.0	600	$750	$1.25	18d	1	0.84mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	18d	1	0.89mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	15d	1	0.89mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$999	$1.71	4d	7	1.01mi
1530 S Columbus Blvd #8 Tucson, AZ	1.0	1.0	800	$1,200	$1.50	18d	1	1.05mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	44d	1	1.05mi
2520 E Cameron Vis Tucson, AZ	3.0	1.0	731	$1,150	$1.57	44d	1	1.05mi
1524 S Columbus Blvd Tucson, AZ	1.0	1.0	689	$825	$1.20	4d	1	1.07mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$1,075	$1.72	44d	1	1.13mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$975	$1.56	22d	1	1.13mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	560	$900	$1.61	24d	1	1.13mi
4038 E 17th St Tucson, AZ	3.0	2.0	1045	$1,700	$1.63	4d	1	1.14mi
2581 E Pinal Vis Unit 1 Tucson, AZ	3.0	2.0	1079	$1,495	$1.39	44d	1	1.16mi
2842 S Coconino Vis Unit 2844 Tucson, AZ	2.0	1.0	750	$800	$1.07	21d	1	1.17mi
2842 S Coconino Vis Tucson, AZ	2.0	1.0	750	$800	$1.07	18d	1	1.17mi
2512 E Eastland St Tucson, AZ	2.0	1.0	800	$1,250	$1.56	44d	1	1.20mi
850 S Tucson Blvd Unit Tucson886 Tucson, AZ	1.0	1.0	525	$800	$1.52	44d	1	1.23mi
2733 S Sunland Vis Tucson, AZ	2.0	1.0	770	$1,099	$1.43	18d	1	1.24mi
2733 S Sunland Vis Tucson, AZ	2.0	1.0	770	$1,099	$1.43	44d	1	1.24mi
4440 E 29th St Unit I210 Tucson, AZ	2.0	1.0	646	$850	$1.32	44d	1	1.25mi
4440 E 29th St Unit C211 Tucson, AZ	2.0	1.0	646	$850	$1.32	17d	1	1.25mi
2254 E Monterey Vis Tucson, AZ	2.0	1.0	800	$960	$1.20	24d	1	1.26mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,430	$2.66	44d	1	1.29mi
333 S Alvernon Way #60 Tucson, AZ	2.0	1.0	1080	$1,975	$1.83	44d	1	1.29mi
601 S Bryant Ave Tucson, AZ	2.0	1.0	1004	$1,300	$1.29	12d	1	1.29mi
3991 E Timrod St Tucson, AZ	1.0	1.0	850	$1,450	$1.71	4d	1	1.30mi
455 S Irving Ave Tucson, AZ	2.0	2.0	825	$995	$1.21	44d	1	1.30mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: watersewertrashroofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $79,900 Active 72 DOM
2. 2026-06-18
   days on market $79,900 Active 69 DOM
3. 2026-06-17
   days on market $79,900 Active 68 DOM
4. 2026-06-16
   days on market $79,900 Active 67 DOM
5. 2026-06-15
   days on market $79,900 Active 66 DOM
6. 2026-06-13
   days on market $79,900 Active 64 DOM
7. 2026-06-10
   days on market $79,900 Active 61 DOM
8. 2026-06-09
   days on market $79,900 Active 60 DOM
9. 2026-06-08
   days on market $79,900 Active 59 DOM
10. 2026-06-07
    days on market $79,900 Active 58 DOM
11. 2026-06-05
    days on market $79,900 Active 55 DOM
12. 2026-06-03
    days on market $79,900 Active 54 DOM
13. 2026-06-02
    days on market $79,900 Active 53 DOM
14. 2026-06-01
    days on market $79,900 Active 52 DOM
15. 2026-05-31
    days on market $79,900 Active 51 DOM
16. 2026-04-10
    listed $79,900 Active 740-char remark

    Show marketing remark (740 chars)

    Enjoy low maintenance living in this beautifully updated downstairs co-op unit located in the heart of Central Tucson. This home offers two bedrooms and one full bathroom, featuring a modern kitchen and bathroom with recent upgrades, dual-pane windows for energy efficiency, All appliances are included, making this property move-in ready and convenient for any buyer. The monthly coop fee covers property taxes, water, sewer, trash, roof maintenance, pest control, exterior upkeep, and access to a sparkling community pool, providing stress-free ownership and peace of mind. The location is ideal--just blocks from shopping, dining, and public transportation...more More... Agent Only Remarks Cash only, no rentals. GNC Management has ap

17. 2026-04-01
    historical
18. 2026-01-05
    price $85,000
19. 2025-12-04
    price $89,500
20. 2025-11-17
    price $92,500
21. 2025-10-27
    listed $95,000 Active
22. 2009-06-29
    soldstatus $35,000
23. 2009-04-17
    listed $45,000
24. 2008-12-30
    historical
25. 2007-12-28
    listed $50,000

ⓘ 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: $14,011
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − HOA: −$3,840
• − Depreciation: −$2,324
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $715/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): 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

+59.8% since first listed

10 events — show timeline

• 2026-04-10 Listed $79,900 MLSSAZ
• 2026-04-01 Listing Removed — MLSSAZ
• 2026-01-05 Price Changed $85,000 MLSSAZ
• 2025-12-04 Price Changed $89,500 MLSSAZ
• 2025-11-17 Price Changed $92,500 MLSSAZ
• 2025-10-27 Listed $95,000 MLSSAZ
• 2009-06-29 Sold (MLS) $35,000 MLSSAZ
• 2009-04-17 Listed $45,000 MLSSAZ
• 2008-12-30 Listing Removed — MLSSAZ
• 2007-12-28 Listed $50,000 MLSSAZ