5636 S Wood Crest Dr #139 · Tucson, AZ 85746

$123,000

2 bd · 3.0 ba · 1,005 sqft · Condo public records · 34 Days on market

Built 1984 $201/mo HOA · 16% 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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bed, 2-bath condo oasis in the heart of Tucson's Village at Midvale Park! Step into this bright, 1,005 sq. ft. retreat where sunny Arizona living feels effortless. Offers a single-level layout with generous rooms, two full baths, and a private patio perfect for morning coffee under the desert sky. Inside, you'll find a functional floor plan with ample natural light, and a cozy vibe that invites you to make it your own. Covered parking, in-unit laundry hookups, and low-maintenance living mean more time to enjoy the community pool, nearby parks, and quick freeway access to shopping, dining, and downtown Tucson.

Key facts

• Quick freeway access
• Community pool
• Private patio

Tags

• PRIVATE PATIO
• COMMUNITY POOL
• QUICK FREEWAY ACCESS

Property features AI

Finance

• HOA & community: HOA with monthly fee of $201

Exterior

• Utilities: Public water; Sewer connected
• Home design: Condominium; Single-story
• Construction: Wood frame construction; Shingle roof; Built area approximately 1,006
• Exterior features: Covered patio; Borders common area; Paved road maintained by HOA; Community pool

Interior

• Kitchen: Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air electric heating; Central air conditioning
• Interior features: Electric oven; Fireplace in family room
• Laundry & utility: Laundry closet with stacked washer/dryer space

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $123k.

Deal economics

• At list price, monthly cash flow is $46 ($546/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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-, crime F, employment D-.
• 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.
• Zoned schools: Raul Grijalva Elementary School (math 8% / reading 12%, grade F, #1,022 of 1,109 statewide, top 93%, 533 students, 80% FRL); Pistor Middle School (math 7% / reading 16%, grade F, #180 of 218 statewide, top 83%, 724 students, 74% FRL); Pueblo High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 1,831 students, 65% FRL).
• Market conditions: Rents soft (-0.2%/yr); 153 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $850 of loan paydown is wiped out by about $4k 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 34 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $123k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $119,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-20,609
• Equity at exit: $18,340

10-year hold

• IRR: -17.4%
• Equity multiple: 0.19×
• Total profit: $-28,019
• Equity at exit: $10,635

Cash invested: $34,440 (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 85746

• Home prices YoY: -15.2%
• Rents YoY: -0.2%
• Active inventory: 153
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$645
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$51
• HOA: −$201
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $46

Break-even live

Break-even rent $1,188

Max offer price $123,000

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $80	+0% $46	+5% $11	+10% $-24
Rent	-10% $-53	-5% $-4	+0% $46	+5% $95	+10% $144
Rate	-1.0pp $107	-0.5pp $77	base $46	+0.5pp $14	+1.0pp $-19

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5664 S Wood Crest Dr Tucson, AZ	2.0	2.0	1019	$1,150	$1.13	5d	1	0.02mi
5664 S Wood Crest Dr Tucson, AZ	2.0	2.0	1019	$1,200	$1.18	45d	1	0.02mi
1668 W Park Wood Ln Tucson, AZ	2.0	2.0	1019	$995	$0.98	25d	1	0.02mi
1698 W Wood Bridge Ct Tucson, AZ	1.0	1.0	770	$1,025	$1.33	45d	1	0.05mi
1686 W Wood Bridge Ct Tucson, AZ	3.0	2.0	1309	$1,400	$1.07	45d	1	0.06mi
1710 W Wood Bridge Ct Tucson, AZ	2.0	2.0	1015	$1,000	$0.99	5d	1	0.07mi
5600 S Midvale Park Rd Tucson, AZ	1.0–3.0	1.0–2.0	787	$1,012	$1.29	3d	12	0.09mi
1616 W Wood Crest Ct Tucson, AZ	2.0	2.0	1304	$1,650	$1.27	5d	1	0.11mi
1594 W Swisher Pl Tucson, AZ	3.0	2.0	1158	$1,695	$1.46	45d	1	0.49mi
5505 S Mission Rd Tucson, AZ	1.0–4.0	1.0–2.0	949	$1,167	$1.23	3d	29	0.51mi
6060 S Moorheart Pl Tucson, AZ	3.0	2.0	1142	$1,600	$1.40	45d	1	0.57mi
6082 S Birchwood Dr Tucson, AZ	3.0	2.0	1390	$1,745	$1.26	5d	1	0.64mi
1950 W Burgundy Way Tucson, AZ	3.0	2.0	1380	$1,800	$1.30	45d	1	0.65mi
1950 W Burgundy Way Tucson, AZ	3.0	2.0	1380	$1,750	$1.27	21d	1	0.65mi
2040 W Nebraska St Tucson, AZ	1.0	1.0	700	$995	$1.42	45d	1	0.76mi
1483 W Flannery Pl Tucson, AZ	3.0	2.0	1381	$1,695	$1.23	13d	1	0.79mi
6250 S Commerce Ct Tucson, AZ	1.0–2.0	1.0–2.0	726	$1,413	$1.94	3d	9	0.84mi
2021 W Menzel Dr Tucson, AZ	3.0	2.0	1196	$1,599	$1.34	5d	1	0.98mi
909 W Milton St Tucson, AZ	3.0	2.0	1296	$1,695	$1.31	45d	1	0.99mi
1970 W Valencia Rd Tucson, AZ	1.0–2.0	1.0–2.0	689	$1,421	$2.06	3d	1	1.01mi
842 W Calle Ramona Tucson, AZ	2.0	1.0	828	$1,200	$1.45	4d	1	1.06mi
6630 S Avenida Mirella Bonita Tucson, AZ	3.0	2.0	1265	$1,900	$1.50	45d	1	1.38mi
5740 S Hildreth Ave Tucson, AZ	3.0	2.0	1472	$1,770	$1.20	21d	1	1.39mi
1983 W Calle Cielo de Oro Tucson, AZ	3.0	2.0	1024	$1,695	$1.66	19d	1	1.41mi

HOA detail condo

• Monthly dues: $201 · $2,412/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $123,000 Active 34 DOM
2. 2026-06-18
   days on market $123,000 Active 31 DOM
3. 2026-06-17
   days on market $123,000 Active 30 DOM
4. 2026-06-16
   days on market $123,000 Active 29 DOM
5. 2026-06-15
   days on market $123,000 Active 28 DOM
6. 2026-06-13
   days on market $123,000 Active 26 DOM
7. 2026-06-10
   days on market $123,000 Active 23 DOM
8. 2026-06-09
   days on market $123,000 Active 22 DOM
9. 2026-06-08
   days on market $123,000 Active 21 DOM
10. 2026-06-07
    days on market $123,000 Active 20 DOM
11. 2026-06-05
    days on market $123,000 Active 17 DOM
12. 2026-06-03
    days on market $123,000 Active 16 DOM
13. 2026-06-02
    days on market $123,000 Active 15 DOM
14. 2026-06-01
    days on market $123,000 Active 14 DOM
15. 2026-05-31
    days on market $123,000 Active 13 DOM
16. 2026-05-18
    listed $123,000 Active
17. 1987-12-02
    soldstatus $41,336
18. 1987-12-01
    soldstatus $41,336
19. 1987-12-01
    soldstatus $41,337
20. 1984-03-01
    soldstatus $44,736

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $491 · $41/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$321/yr (+$27/mo · 65.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $14,943
• − Mortgage interest: −$6,890
• − Property taxes: −$491
• − Insurance: −$615
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − HOA: −$2,412
• − Depreciation: −$3,578
• Taxable loss: −$1,434
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $890/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): 42,835
• Household income: $68,903
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1050.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% White 20% Two or more races 16% Native American 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▼ -56.03%
• Current HPI: 312.2096
• Rent YoY: ▼ -0.25%
• 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

+174.9% since first listed

5 events — show timeline

• 2026-05-18 Listed $123,000 MLSSAZ
• 1987-12-02 Sold (Public Records) $41,336 Public Records
• 1987-12-01 Sold (Public Records) $41,337 Public Records
• 1987-12-01 Sold (Public Records) $41,336 Public Records
• 1984-03-01 Sold (Public Records) $44,736 Public Records

Property tax history

+0.1%/yr

Latest (2025): $491 · +4.5% YoY. Source: county tax records.