6355 N Barcelona Ln #401 · Casas Adobes, AZ 85704

$83,500

1 bd · 1.0 ba · 672 sqft · Townhouse · 184 Days on market

Built 1972 Good condition 305 sqft lot $124/sqft · 23% below area Est $108k · 23% under ↓ 3% since listing

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Why this score? — see what drove the B 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime North Tucson investment or perfect home! This 1 bed, 1 bath condo in Barcelona Manor offers unbeatable convenience near U of A, downtown, & I-10. The spacious 672 square feet layout features a large bedroom, a generous walk in closet, and a private balcony, a perfect canvas ready for your personal updates. Enjoy resort style living as the HOA fee covers gas, water, trash, sewer, exterior maintenance, 2 refreshing pools, & a clubhouse. With rentals allowed, this is a fantastic income property. Embrace a true lock-and-leave lifestyle with shopping, dining, & the Rillito Bike Path nearby. Don't miss this chance for affordable ownership in a desirable community with fantastic amenities and mountain views!

Key facts

• 2 refreshing pools
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• WALK IN CLOSET
• 2 REFRESHING POOLS
• CLUBHOUSE
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $84k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.5% in Casas Adobes — 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 79/100 on livability (#8 in AZ, #2,353 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment B+; Watch: amenities D.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Creek Elementary School (math 32% / reading 47%, grade F, #398 of 1,109 statewide, top 37%, 297 students, 25% FRL); La Cima Middle School (math 12% / reading 19%, grade F, #155 of 218 statewide, top 71%, 421 students, 78% FRL); Amphitheater High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,163 students, 80% FRL) — zoned schools average 61% FRL vs 24% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the Amphitheater Unified District (4406) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent is only 14% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $577 of loan paydown is wiped out by about $3k 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 184 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $73,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $107,854
• List price: $83,500
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6301 N Barcelona Ct #1006	0.17mi	1/1.0	672 (0%)	5mo	$70,500	$105	88
6322 N Barcelona Ln Unit 523	0.11mi	1/1.0	672 (0%)	12mo	$98,500	$147	85
6301 N Barcelona Ct #1010	0.17mi	1/1.0	672 (0%)	9mo	$100,000	$149	85
6341 N Barcelona Ct Unit 807	0.16mi	1/1.0	672 (0%)	10mo	$109,999	$164	84
441 W Yucca Ct #212	0.10mi	1/1.0	672 (0%)	14mo	$105,000	$156	84
6341 N Barcelona Ct Unit 804	0.16mi	1/1.0	672 (0%)	13mo	$86,500	$129	82
6311 N Barcelona Ct #1023	0.18mi	1/1.0	672 (0%)	15mo	$105,000	$156	79
6332 N Barcelona Ln #503	0.11mi	1/1.0	672 (0%)	22mo	$114,000	$170	76
5901 N Oracle Rd Apt 15	0.57mi	1/1.0	670 (-0%)	17mo	$168,000	$251	59
5901 N Oracle Rd #16	0.57mi	1/1.0	670 (-0%)	17mo	$155,000	$231	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,855
• Equity at exit: $12,450

10-year hold

• IRR: 6.3%
• Equity multiple: 1.44×
• Total profit: $10,342
• Equity at exit: $7,220

Cash invested: $23,380 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $95,000 ($141/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85704

• Rents YoY: 1.8%
• Active inventory: 273
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$438
• Tax est. 1.5%: −$104 /mo · $1,252/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $201

Break-even live

Break-even rent $730

Max offer price $83,500

Occupancy floor 75%

Sensitivity live

Price	-10% $259	-5% $230	+0% $201	+5% $172	+10% $143
Rent	-10% $123	-5% $162	+0% $201	+5% $240	+10% $279
Rate	-1.0pp $243	-0.5pp $222	base $201	+0.5pp $179	+1.0pp $157

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: $20,875
• Closing costs: $2,505
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$755	$1.12	7d	1	0.10mi
444 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	641	$852	$1.33	0d	19	0.13mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	119d	1	0.16mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	87d	1	0.16mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$850	$1.26	9d	1	0.17mi
6301 N Barcelona Ct Unit 1010 Tucson, AZ	1.0	1.0	672	$899	$1.34	85d	1	0.18mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,405	$1.43	5d	13	0.22mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,087	$1.54	4d	6	0.40mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$826	$1.38	0d	6	0.45mi
6720 N Andrea Doria Dr Tucson, AZ	1.0	1.0	450	$1,375	$3.06	81d	1	0.52mi
5921 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	896	$1,179	$1.32	0d	14	0.54mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	139d	1	0.60mi
5901 N Oracle Rd Tucson, AZ	1.0	1.0	670	$995	$1.49	9d	1	0.63mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$1,900	$2.71	85d	1	1.07mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	112d	1	1.07mi

Listing history 50 events

1. 2026-08-31
   days on market $83,500 Active 184 DOM
2. 2026-08-30
   days on market $83,500 Active 183 DOM
3. 2026-08-29
   days on market $83,500 Active 182 DOM
4. 2026-08-28
   days on market $83,500 Active 181 DOM
5. 2026-08-27
   days on market $83,500 Active 180 DOM
6. 2026-08-26
   days on market $83,500 Active 179 DOM
7. 2026-08-25
   days on market $83,500 Active 178 DOM
8. 2026-08-24
   days on market $83,500 Active 177 DOM
9. 2026-08-23
   days on market $83,500 Active 176 DOM
10. 2026-08-22
    days on market $83,500 Active 175 DOM
11. 2026-08-21
    days on market $83,500 Active 174 DOM
12. 2026-08-20
    days on market $83,500 Active 173 DOM
13. 2026-08-19
    days on market $83,500 Active 172 DOM
14. 2026-08-18
    days on market $83,500 Active 171 DOM
15. 2026-08-17
    days on market $83,500 Active 170 DOM
16. 2026-08-16
    days on market $83,500 Active 169 DOM
17. 2026-08-15
    days on market $83,500 Active 168 DOM
18. 2026-08-14
    days on market $83,500 Active 167 DOM
19. 2026-08-13
    days on market $83,500 Active 166 DOM
20. 2026-08-12
    days on market $83,500 Active 165 DOM
21. 2026-08-11
    days on market $83,500 Active 164 DOM
22. 2026-08-10
    days on market $83,500 Active 163 DOM
23. 2026-08-09
    days on market $83,500 Active 162 DOM
24. 2026-08-08
    days on market $83,500 Active 161 DOM
25. 2026-08-07
    days on market $83,500 Active 160 DOM
26. 2026-08-06
    days on market $83,500 Active 159 DOM
27. 2026-08-05
    days on market $83,500 Active 158 DOM
28. 2026-08-04
    days on market $83,500 Active 157 DOM
29. 2026-08-03
    days on market $83,500 Active 156 DOM
30. 2026-07-31
    days on market $83,500 Active 153 DOM
31. 2026-07-30
    days on market $83,500 Active 152 DOM
32. 2026-07-30
    days on market $83,500 Active 151 DOM
33. 2026-07-28
    days on market $83,500 Active 150 DOM
34. 2026-07-26
    days on market $83,500 Active 148 DOM
35. 2026-07-24
    days on market $83,500 Active 146 DOM
36. 2026-07-23
    days on market $83,500 Active 145 DOM
37. 2026-07-22
    days on market $83,500 Active 144 DOM
38. 2026-07-21
    days on market $83,500 Active 143 DOM
39. 2026-07-20
    days on market $83,500 Active 142 DOM
40. 2026-07-18
    days on market $83,500 Active 140 DOM
41. 2026-07-18
    days on market $83,500 Active 139 DOM
42. 2026-07-16
    days on market $83,500 Active 138 DOM
43. 2026-07-15
    days on market $83,500 Active 137 DOM
44. 2026-07-14
    days on market $83,500 Active 136 DOM
45. 2026-07-13
    days on market $83,500 Active 135 DOM
46. 2026-07-13
    days on market $83,500 Active 134 DOM
47. 2026-07-11
    days on market $83,500 Active 133 DOM
48. 2026-07-10
    days on market $83,500 Active 132 DOM
49. 2026-07-09
    days on market $83,500 Active 131 DOM
50. 2026-07-07
    days on market $83,500 Active 129 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $11,820
• − Mortgage interest: −$4,677
• − Property taxes: −$1,252
• − Insurance: −$418
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,429
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,136/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 80/100 Cosmetic rehab Est. rehab $3,360–$10,080 screening

This 1-bedroom, 1-bath condo is in good condition with minor repairs needed in the kitchen and some maintenance required. It offers a great investment opportunity with potential for significant value increase through updates.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace worn kitchen countertops — New countertops improve functionality and aesthetics ↑
• Both Landscaping — Fresh landscaping enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary The Innovation Academy B+ AZ #73/1,109 Nat'l #4,366/41,679 Middle La Cima Middle School F AZ #155/218 Nat'l #12,557/14,009 High Amphitheater High School F AZ #343/381 Nat'l #16,463/17,239

Schools (NCES district)

• District: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

B Composite livability gradescore 79/100

Livability — Casas Adobes

• Score: 79/100
• State rank: #8
• US rank: #2353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casas Adobes, AZ
• County: Pima County · 1,066,056 people
• City population: 67,940
• Metro: Tucson, AZ
• Population (ZIP): 35,210
• Household income: $81,696
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 9% Other Asian/Pacific 1% Other Indo-European 1%

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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: ▼ -361.61%
• Current HPI: 300.8235
• Rent YoY: ▲ 1.83%
• Metro: Tucson, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-2.8% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $87,500 MLSSAZ
• 2026-02-28 Listed $90,000 MLSSAZ