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

$65,000

1 bd · 1.0 ba · 672 sqft · Townhouse · 9 Days on market

Built 1972 Good condition $97/sqft · 39% below area Est $107k · 39% under ↓ 28% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Easy-care living in the heart of Casas Adobes. This 1-bedroom, 1-bath condo offers 672 square feet of efficient, low-maintenance space with a simple floor plan that is easy to furnish and easy to keep up. The community dates to 1972 and sits in an established part of the 85704 zip code, with quick access to shopping, dining, groceries, services, and the everyday conveniences of Northwest Tucson. Getting around is simple, whether you are heading to work, running errands, or making weekend plans. A smart fit for a first purchase, a right-size move, or an addition to a rental portfolio, this condo offers an accessible entry point into a well-located part of town.

Key facts

• Parking
• Community pool
• Built 1972

Tags

• QUICK ACCESS TO SHOPPING
• ACCESSIBLE ENTRY POINT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $65k).
• Cap rate 12.3% vs local median 3.6% 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); 308 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 44% 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 $449 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $65,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $107,034
• List price: $65,000
• Delta: -39.27%
• 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%)	6mo	$70,500	$105	87
6322 N Barcelona Ln Unit 523	0.11mi	1/1.0	672 (0%)	13mo	$98,500	$147	84
6301 N Barcelona Ct #1010	0.17mi	1/1.0	672 (0%)	10mo	$100,000	$149	84
6341 N Barcelona Ct Unit 807	0.16mi	1/1.0	672 (0%)	12mo	$109,999	$164	83
441 W Yucca Ct #212	0.10mi	1/1.0	672 (0%)	16mo	$105,000	$156	83
6341 N Barcelona Ct Unit 804	0.16mi	1/1.0	672 (0%)	14mo	$86,500	$129	81
6311 N Barcelona Ct #1023	0.18mi	1/1.0	672 (0%)	16mo	$105,000	$156	78
6332 N Barcelona Ln #503	0.11mi	1/1.0	672 (0%)	24mo	$114,000	$170	75
5901 N Oracle Rd Apt 15	0.57mi	1/1.0	670 (-0%)	18mo	$168,000	$251	58
5901 N Oracle Rd #16	0.57mi	1/1.0	670 (-0%)	18mo	$155,000	$231	58

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $9,071
• Equity at exit: $9,692

10-year hold

• IRR: 20.7%
• Equity multiple: 2.65×
• Total profit: $30,080
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Median asking: $94,900 ($141/sqft)
• Median days on market: 122 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.8% 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: 308
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $325

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $370	-5% $348	+0% $325	+5% $303	+10% $281
Rent	-10% $248	-5% $287	+0% $325	+5% $364	+10% $403
Rate	-1.0pp $358	-0.5pp $342	base $325	+0.5pp $309	+1.0pp $292

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$645	$0.96	7d	1	0.10mi
444 W Orange Grove Rd Tucson, AZ	1.0	1.0	509	$978	$1.92	0d	9	0.13mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	164d	1	0.16mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	133d	1	0.16mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$799	$1.19	10d	1	0.17mi
6301 N Barcelona Ct Unit 1010 Tucson, AZ	1.0	1.0	672	$899	$1.34	130d	1	0.18mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,300	$1.32	2d	8	0.22mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,150	$1.63	10d	6	0.40mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$799	$1.33	2d	8	0.45mi
6720 N Andrea Doria Dr Tucson, AZ	1.0	1.0	450	$1,375	$3.06	127d	1	0.52mi
5921 N Oracle Rd Tucson, AZ	1.0–2.0	1.0–2.0	868	$1,149	$1.32	0d	7	0.54mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	184d	1	0.60mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	10d	1	0.62mi
5901 N Oracle Rd Tucson, AZ	1.0	1.0	670	$995	$1.49	55d	1	0.63mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$2,000	$2.86	10d	1	1.07mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	158d	1	1.07mi

Property features AI

Finance

• HOA & community: Community amenities include a clubhouse, laundry, park, pool, recreation room, and walking trail.Association covers blanket insurance, common-area and front-yard maintenance, exterior maintenance, gas, pest control, roof repairs and replacement, sewer, street maintenance, and water.

Exterior

• Parking: 1 covered parking space1 carport space
• Utilities: Public waterConnected sewerPhone connected
• Home design: CondominiumSingle-levelEast-facing
• Construction: Frame and stucco constructionBuilt-up reflective roof
• Exterior features: Covered patioEast/west exposure

Interior

• Kitchen: DishwasherDisposalRefrigeratorElectric range
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heatingCentral air conditioning
• Interior features: Walk-in closetDouble-pane windows

Listing history 50 events

1. 2026-11-08
   days on market $65,000 Active 9 DOM
2. 2026-11-07
   days on market $65,000 Active 8 DOM
3. 2026-11-06
   days on market $65,000 Active 7 DOM
4. 2026-11-05
   days on market $65,000 Active 6 DOM
5. 2026-11-04
   days on market $65,000 Active 5 DOM
6. 2026-11-02
   days on market $65,000 Active 3 DOM
7. 2026-11-01
   days on market $65,000 Active 2 DOM
8. 2026-10-30
   remarks 699-char remark
9. 2026-10-30
   pricedays on marketlisting id $65,000 Active 1 DOM
10. 2026-08-31
    days on market $83,500 Active 184 DOM
11. 2026-08-30
    days on market $83,500 Active 183 DOM
12. 2026-08-29
    days on market $83,500 Active 182 DOM
13. 2026-08-28
    days on market $83,500 Active 181 DOM
14. 2026-08-27
    days on market $83,500 Active 180 DOM
15. 2026-08-26
    days on market $83,500 Active 179 DOM
16. 2026-08-25
    days on market $83,500 Active 178 DOM
17. 2026-08-24
    days on market $83,500 Active 177 DOM
18. 2026-08-23
    days on market $83,500 Active 176 DOM
19. 2026-08-22
    days on market $83,500 Active 175 DOM
20. 2026-08-21
    days on market $83,500 Active 174 DOM
21. 2026-08-20
    days on market $83,500 Active 173 DOM
22. 2026-08-19
    days on market $83,500 Active 172 DOM
23. 2026-08-18
    days on market $83,500 Active 171 DOM
24. 2026-08-17
    days on market $83,500 Active 170 DOM
25. 2026-08-16
    days on market $83,500 Active 169 DOM
26. 2026-08-15
    days on market $83,500 Active 168 DOM
27. 2026-08-14
    days on market $83,500 Active 167 DOM
28. 2026-08-13
    days on market $83,500 Active 166 DOM
29. 2026-08-12
    days on market $83,500 Active 165 DOM
30. 2026-08-11
    days on market $83,500 Active 164 DOM
31. 2026-08-10
    days on market $83,500 Active 163 DOM
32. 2026-08-09
    days on market $83,500 Active 162 DOM
33. 2026-08-08
    days on market $83,500 Active 161 DOM
34. 2026-08-07
    days on market $83,500 Active 160 DOM
35. 2026-08-06
    days on market $83,500 Active 159 DOM
36. 2026-08-05
    days on market $83,500 Active 158 DOM
37. 2026-08-04
    days on market $83,500 Active 157 DOM
38. 2026-08-03
    days on market $83,500 Active 156 DOM
39. 2026-07-31
    days on market $83,500 Active 153 DOM
40. 2026-07-30
    days on market $83,500 Active 152 DOM
41. 2026-07-30
    days on market $83,500 Active 151 DOM
42. 2026-07-28
    days on market $83,500 Active 150 DOM
43. 2026-07-26
    days on market $83,500 Active 148 DOM
44. 2026-07-24
    days on market $83,500 Active 146 DOM
45. 2026-07-23
    days on market $83,500 Active 145 DOM
46. 2026-07-22
    days on market $83,500 Active 144 DOM
47. 2026-07-21
    days on market $83,500 Active 143 DOM
48. 2026-07-20
    days on market $83,500 Active 142 DOM
49. 2026-07-18
    days on market $83,500 Active 140 DOM
50. 2026-07-18
    days on market $83,500 Active 139 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 2/10 Low
• 🌡 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: $11,767
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$1,891
• Taxable income: $3,053
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $3,173/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 22/100

Zoned Schools

Elementary Lulu Walker School F AZ #398/1,109 Nat'l #19,648/41,679 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

---

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%
• 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

Property features AI

Finance

• HOA & community: Community amenities include a clubhouse, laundry, park, pool, recreation room, and walking trail.Association covers blanket insurance, common-area and front-yard maintenance, exterior maintenance, gas, pest control, roof repairs and replacement, sewer, street maintenance, and water.

Exterior

• Parking: 1 covered parking space1 carport space
• Utilities: Public waterConnected sewerPhone connected
• Home design: CondominiumSingle-levelEast-facing
• Construction: Frame and stucco constructionBuilt-up reflective roof
• Exterior features: Covered patioEast/west exposure

Interior

• Kitchen: DishwasherDisposalRefrigeratorElectric range
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heatingCentral air conditioning
• Interior features: Walk-in closetDouble-pane windows

Price history

-27.8% since first listed

5 events — show timeline

• 2026-10-30 Listed $65,000 MLSSAZ
• 2026-09-01 Listing Removed — MLSSAZ
• 2026-06-03 Price Changed $83,500 MLSSAZ
• 2026-04-09 Price Changed $87,500 MLSSAZ
• 2026-02-28 Listed $90,000 MLSSAZ