5751 N Kolb Rd #40107 · Catalina Foothills, AZ 85750

$175,000

1 bd · 1.0 ba · 701 sqft · Condo · 88 Days on market

Built 1996 $250/sqft · 9% below area Est $193k · 9% under $319/mo HOA · 18% 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 +11.7/15.0
• Cash flow +8.4/30.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptionally private corner unit nestled within an exclusive gated community. This beautifully positioned condo overlooks lush green open space and is just steps from one of the resort-style pools, offering both tranquility and convenience. The open-concept floor plan seamlessly connects the living, dining, and kitchen areas, creating an inviting space perfect for relaxing or entertaining. Recent upgrades enhance the home's appeal, including a modern bathroom vanity, LVP flooring, brand-new AC and elegant quartz countertops in the kitchen. Enjoy the perfect blend of comfort and style with access to community amenities such as heated sparkling pools, hot tubs, and fitness center. Ideally located near shopping and dining, this condo offers a lifestyle of ease and sophistication.

Key facts

• Resort style pools
• Private corner unit
• Lvp flooring

Tags

• PRIVATE CORNER UNIT
• EXCLUSIVE GATED COMMUNITY
• LUSH GREEN OPEN SPACE
• RESORT STYLE POOLS
• MODERN BATHROOM VANITY
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (0.7% below list).
• Recommended offer: $152k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.4% 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.
• Zoned schools: Ventana Vista Elementary School (math 57% / reading 73%, grade B+, #98 of 1,109 statewide, top 9%, 470 students, 10% FRL); Esperero Canyon Middle School (math 45% / reading 56%, grade C, #25 of 218 statewide, top 11%, 501 students, 13% FRL); Catalina Foothills High School (math 52% / reading 54%, grade C-, #29 of 381 statewide, top 8%, 1,887 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 213 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,411 (12.9% 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 88 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 8.4

CMA / ARV

• ARV (median comp): $193,009
• List price: $175,000
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-38,357
• Equity at exit: $26,093

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-46,442
• Equity at exit: $15,131

Cash invested: $49,000 (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 85750

• Rents YoY: 2.8%
• Active inventory: 213
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$319
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-156

Break-even live

Break-even rent $1,935

Max offer price $152,411

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-96	+0% $-156	+5% $-217	+10% $-277
Rent	-10% $-293	-5% $-225	+0% $-156	+5% $-87	+10% $-19
Rate	-1.0pp $-68	-0.5pp $-112	base $-156	+0.5pp $-201	+1.0pp $-248

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5751 N Kolb Rd #19108 Tucson, AZ	1.0	1.0	701	$2,000	$2.85	19d	1	0.03mi
5751 N Kolb Rd Tucson, AZ	1.0–3.0	1.0–2.0	948	$1,250	$1.32	4d	9	0.06mi
5751 N Kolb Rd #5208 Tucson, AZ	1.0	1.5	701	$2,000	$2.85	12d	1	0.11mi
7050 E Sunrise Dr Tucson, AZ	1.0–3.0	1.0–2.0	984	$1,595	$1.62	5d	7	0.46mi
6655 N Canyon Crest Dr Tucson, AZ	1.0–3.0	1.0–2.0	967	$1,500	$1.55	19d	2	1.09mi
6655 N Canyon Crest Dr #8243 Tucson, AZ	1.0	1.0	716	$3,000	$4.19	25d	1	1.19mi

HOA detail condo

• Monthly dues: $319 · $3,828/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 88 DOM
2. 2026-06-18
   price $175,000 Active 85 DOM
3. 2026-06-18
   days on market $192,000 Active 85 DOM
4. 2026-06-17
   days on market $192,000 Active 84 DOM
5. 2026-06-16
   days on market $192,000 Active 83 DOM
6. 2026-06-15
   days on market $192,000 Active 82 DOM
7. 2026-06-13
   days on market $192,000 Active 80 DOM
8. 2026-06-13
   days on market $192,000 Active 79 DOM
9. 2026-06-10
   days on market $192,000 Active 77 DOM
10. 2026-06-09
    days on market $192,000 Active 76 DOM
11. 2026-06-08
    days on market $192,000 Active 75 DOM
12. 2026-06-07
    days on market $192,000 Active 74 DOM
13. 2026-06-03
    days on market $192,000 Active 70 DOM
14. 2026-06-02
    days on market $192,000 Active 69 DOM
15. 2026-06-01
    days on market $192,000 Active 68 DOM
16. 2026-05-31
    days on market $192,000 Active 67 DOM
17. 2026-03-25
    listed $192,000 Active 800-char remark

    Show marketing remark (800 chars)

    Discover an exceptionally private corner unit nestled within an exclusive gated community. This beautifully positioned condo overlooks lush green open space and is just steps from one of the resort-style pools, offering both tranquility and convenience. The open-concept floor plan seamlessly connects the living, dining, and kitchen areas, creating an inviting space perfect for relaxing or entertaining. Recent upgrades enhance the home's appeal, including a modern bathroom vanity, LVP flooring, brand-new AC and elegant quartz countertops in the kitchen. Enjoy the perfect blend of comfort and style with access to community amenities such as heated sparkling pools, hot tubs, and fitness center. Ideally located near shopping and dining, this condo offers a lifestyle of ease and sophistication.

18. 2013-10-31
    soldstatus $85,000 380-char remark

    Show marketing remark (380 chars)

    THIS HOME IS MOVE IN READY. FRESH PAINT AND NEW FLOORING. OFFERED IN AS IS CONDITION WITH SELLER DOING NO REPAIRS. NO SPDS, NO CLUE REPORT, AND NO WARRANTIES EXPRESSED OR IMPLIED. BUYER TO VERIFY ALL INFORMATION IN MLS LISTING. PART OF FM FIRST LOOK. OWNER OCCUPANTS ONLY UNTIL 10/11/2013. INVESTORS ON DAY 16. BUYER RESPONSIBLE FOR HOA INFO AND FEES ASSOCIATED WITH TRANSFER.

19. 2013-10-17
    historical 380-char remark

    Show marketing remark (380 chars)

    THIS HOME IS MOVE IN READY. FRESH PAINT AND NEW FLOORING. OFFERED IN AS IS CONDITION WITH SELLER DOING NO REPAIRS. NO SPDS, NO CLUE REPORT, AND NO WARRANTIES EXPRESSED OR IMPLIED. BUYER TO VERIFY ALL INFORMATION IN MLS LISTING. PART OF FM FIRST LOOK. OWNER OCCUPANTS ONLY UNTIL 10/11/2013. INVESTORS ON DAY 16. BUYER RESPONSIBLE FOR HOA INFO AND FEES ASSOCIATED WITH TRANSFER.

20. 2013-09-27
    listed $79,900 380-char remark

    Show marketing remark (380 chars)

    THIS HOME IS MOVE IN READY. FRESH PAINT AND NEW FLOORING. OFFERED IN AS IS CONDITION WITH SELLER DOING NO REPAIRS. NO SPDS, NO CLUE REPORT, AND NO WARRANTIES EXPRESSED OR IMPLIED. BUYER TO VERIFY ALL INFORMATION IN MLS LISTING. PART OF FM FIRST LOOK. OWNER OCCUPANTS ONLY UNTIL 10/11/2013. INVESTORS ON DAY 16. BUYER RESPONSIBLE FOR HOA INFO AND FEES ASSOCIATED WITH TRANSFER.

21. 2010-12-11
    historical
22. 2010-02-08
    listed $65,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $20,845
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$3,828
• − Depreciation: −$5,091
• Taxable loss: −$4,712
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $-742/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

+195.4% since first listed

6 events — show timeline

• 2026-03-25 Listed $192,000 MLSSAZ
• 2013-10-31 Sold (MLS) $85,000 MLSSAZ
• 2013-10-17 Listing Removed — MLSSAZ
• 2013-09-27 Listed $79,900 MLSSAZ
• 2010-12-11 Listing Removed — MLSSAZ
• 2010-02-08 Listed $65,000 MLSSAZ