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

$83,500

1 bd · 1.0 ba · 672 sqft · Condo · 110 Days on market

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

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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 +15.0/15.0
• Cash flow +9.5/30.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• 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 condo listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-59 ($-705/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $76k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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: schools C-, 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.
• Market conditions: Rents rising (+1.8%/yr); 164 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent is only 15% 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 110 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $75,985 (9.0% 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 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 6.7

CMA / ARV

• ARV (median comp): $108,299
• List price: $83,500
• Delta: -22.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-18,280
• Equity at exit: $12,450

10-year hold

• IRR: -22.3%
• Equity multiple: -0.06×
• Total profit: $-24,765
• 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 →

ZIP-level market 85704

• Rents YoY: 1.8%
• Active inventory: 164
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$438
• Tax est. 1.5%: −$104 /mo · $1,252/yr
• Insurance: −$35
• HOA est. from 3 same-building comps: −$303
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-59

Break-even live

Break-even rent $1,114

Max offer price $74,999

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$849	$1.26	2d	1	0.10mi
444 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	641	$939	$1.46	2d	15	0.13mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	23d	1	0.16mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$1,000	$1.49	23d	1	0.17mi
6301 N Barcelona Ct #1010 Tucson, AZ	1.0	1.0	672	$899	$1.34	43d	1	0.18mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,450	$1.47	1d	15	0.22mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,174	$1.67	11d	22	0.40mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$853	$1.42	3d	6	0.45mi
5921 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	896	$1,199	$1.34	3d	16	0.54mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	43d	1	0.60mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	17d	1	1.07mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$2,000	$2.86	17d	1	1.07mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $83,500 Active 110 DOM
2. 2026-06-17
   days on market $83,500 Active 109 DOM
3. 2026-06-16
   days on market $83,500 Active 108 DOM
4. 2026-06-15
   days on market $83,500 Active 107 DOM
5. 2026-06-13
   days on market $83,500 Active 105 DOM
6. 2026-06-10
   days on market $83,500 Active 102 DOM
7. 2026-06-09
   days on market $83,500 Active 101 DOM
8. 2026-06-08
   days on market $83,500 Active 100 DOM
9. 2026-06-07
   days on market $83,500 Active 99 DOM
10. 2026-06-05
    pricedays on market $83,500 Active 96 DOM
11. 2026-06-03
    days on market $87,500 Active 95 DOM
12. 2026-06-02
    days on market $87,500 Active 94 DOM
13. 2026-06-01
    days on market $87,500 Active 93 DOM
14. 2026-05-31
    days on market $87,500 Active 92 DOM
15. 2026-04-09
    price $87,500 728-char remark

    Show marketing remark (728 chars)

    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!

16. 2026-02-28
    listed $90,000 Active 728-char remark

    Show marketing remark (728 chars)

    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!

ⓘ 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: $12,475
• − Mortgage interest: −$4,677
• − Property taxes: −$1,252
• − Insurance: −$418
• − Repairs & maintenance: −$998
• − Management: −$998
• − HOA: −$3,636
• − Depreciation: −$2,429
• Taxable loss: −$1,933
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $-241/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 1,012,107 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: 1359.0

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 (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%

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

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