1745 E Glenn St · Tucson, AZ 85719

$125,000

1 bd · 1.0 ba · 626 sqft · Condo public records · 1 Days on market

Built 1986

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another great Freddie Mac/Homesteps foreclosure. Wonderful central location just minutes away from the University of Arizona.This 2 bed/2 bath condo is in like new condition with new carpet, fresh paint, stainless appliances, and ceramic tile in the right places.Relax in the community pool,or work out in the recreation center.The complex is gated for extra security.This won’t last long!Freddie Mac First Look Initiative offers owner occupant buyers,Neighborhood Stabilization Program (NSP) grantees & non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing.FALL PROMOTION FOR BUYERS!!!

Key facts

• Hot tub
• Community center
• Updated with tile

Tags

• FURNISHED CONDOMINIUM
• UPDATED WITH TILE
• BEAUTIFUL COUNTER-TOPS
• COMMUNITY CENTER
• OUTDOOR SWIMMING POOL
• HOT TUB

Property features AI

Exterior

• Home design: Built in 1986
• Exterior features: Located in the Hedrick Acres subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (18.6% below list).
• Recommended offer: $102k (18.6% below list) — sets the bar for 1% rule.

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-, schools D+, crime F.
• 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 (+1.4%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $864 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago 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

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,773 (18.6% 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. 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: 0.81% ✗
• Cap rate: 3.66%
• Cash-on-cash: -9.39%
• DSCR: 0.58
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -35.2%
• Equity multiple: -0.12×
• Total profit: $-39,119
• Equity at exit: $18,638

10-year hold

• IRR: -61.0%
• Equity multiple: -0.78×
• Total profit: $-62,152
• Equity at exit: $10,808

Cash invested: $35,000 (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 85719

• Rents YoY: 1.4%
• Active inventory: 160
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$52
• HOA est. from 2 same-building comps: −$286
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-274

Break-even live

Break-even rent $1,364

Max offer price $76,606

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-239	+0% $-274	+5% $-309	+10% $-345
Rent	-10% $-354	-5% $-314	+0% $-274	+5% $-234	+10% $-194
Rate	-1.0pp $-211	-0.5pp $-242	base $-274	+0.5pp $-306	+1.0pp $-339

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1745 E Glenn St Tucson, AZ	1.0–2.0	1.0–2.0	601	$1,195	$1.99	4d	3	0.02mi
1745 E Glenn St #234 Tucson, AZ	1.0	1.0	508	$1,200	$2.36	21d	1	0.02mi
1811 E Blacklidge Dr Tucson, AZ	1.0	1.0	480	$853	$1.78	22d	1	0.20mi
1811 E Blacklidge Dr Tucson, AZ	1.0	1.0	480	$595	$1.24	45d	1	0.20mi
1529 E Glenn St Tucson, AZ	2.0	1.0	750	$1,200	$1.60	45d	1	0.24mi
1733 E Hedrick Dr Unit C Tucson, AZ	1.0	1.0	625	$900	$1.44	25d	1	0.29mi
1507 E Blacklidge Dr Tucson, AZ	2.0	1.0	704	$1,295	$1.84	4d	1	0.30mi
1401 E Adelaide Dr Unit 1401-7 Tucson, AZ	2.0	1.0	750	$1,050	$1.40	3d	1	0.37mi
1610 E Copper St Tucson, AZ	1.0	1.0	621	$1,200	$1.93	15d	1	0.40mi
3002 N Mountain Ave Tucson, AZ	1.0	1.0	650	$999	$1.54	45d	1	0.43mi
1328 E Hedrick Dr Tucson, AZ	1.0	1.0	604	$999	$1.65	45d	1	0.46mi
1273 E Glenn St Unit 1277 Tucson, AZ	1.0	1.0	650	$850	$1.31	4d	1	0.48mi
1501 E Fort Lowell Rd Unit FO1501-F Tucson, AZ	2.0	1.0	650	$1,025	$1.58	25d	1	0.50mi
1501 E Fort Lowell Rd Unit FO1501-E Tucson, AZ	2.0	1.0	650	$999	$1.54	45d	1	0.52mi
1300 E Fort Lowell Rd Tucson, AZ	1.0–2.0	1.0–2.0	651	$631	$0.97	25d	1	0.52mi
2440 E Glenn St Tucson, AZ	1.0	1.0	512	$1,199	$2.34	15d	1	0.53mi
1137 E Adelaide Dr Unit 2 Tucson, AZ	2.0	1.0	600	$1,075	$1.79	45d	1	0.53mi
3135 N Mountain Ave Tucson, AZ	1.0	1.0	550	$825	$1.50	45d	1	0.57mi
3135 N Mountain Ave Tucson, AZ	2.0	1.0	700	$895	$1.28	25d	1	0.57mi
3135 N Mountain Ave Tucson, AZ	1.0	1.0	550	$695	$1.26	4d	1	0.57mi
2302 E Fort Lowell Rd Tucson, AZ	1.0–2.0	1.0	760	$999	$1.31	45d	1	0.60mi
2503 E Blacklidge Dr Tucson, AZ	1.0	1.0	572	$880	$1.54	45d	1	0.62mi
2520 E Glenn St Unit RN2530 Tucson, AZ	2.0	1.0	745	$1,225	$1.64	45d	1	0.63mi
2840 N Park Ave Tucson, AZ	1.0	1.0	580	$825	$1.42	4d	1	0.68mi
2602 N Tucson Blvd Unit 3 Tucson, AZ	1.0	1.0	750	$799	$1.07	4d	1	0.68mi
2602 N Tucson Blvd Unit 23 Tucson, AZ	1.0	1.0	750	$749	$1.00	25d	1	0.68mi
2602 N Tucson Blvd Unit 16 Tucson, AZ	—	1.0	600	$710	$1.18	45d	1	0.68mi
2602 N Tucson Blvd Unit 26 Tucson, AZ	1.0	1.0	750	$799	$1.07	25d	1	0.68mi
2350 E Water St Tucson, AZ	1.0–2.0	1.0–2.0	756	$799	$1.06	4d	10	0.69mi
3020 N Park Ave Tucson, AZ	1.0	1.0	525	$855	$1.63	25d	1	0.70mi
1022 E Hedrick Dr Tucson, AZ	2.0	1.0	735	$945	$1.29	45d	1	0.70mi
1017 E West Circle Dr Tucson, AZ	1.0	1.0	724	$1,250	$1.73	15d	1	0.71mi
2756 N Forgeus Ave Tucson, AZ	1.0	1.0	695	$1,099	$1.58	45d	1	0.71mi
2602 E Glenn St Unit Glenn2602-1/2 Tucson, AZ	1.0	1.0	650	$850	$1.31	21d	1	0.71mi
2602 E Glenn St Tucson, AZ	1.0	1.0	650	$850	$1.31	25d	1	0.71mi
2602 E Glenn St Unit Glenn2608 Tucson, AZ	1.0	1.0	650	$850	$1.31	4d	1	0.71mi
2762 N Forgeus Ave Tucson, AZ	1.0	1.0	695	$1,125	$1.62	45d	1	0.71mi
2220 E Grant Rd Unit B Tucson, AZ	1.0	1.0	370	$995	$2.69	4d	1	0.72mi
2220 E Grant Rd Unit LO2220-B Tucson, AZ	1.0	1.0	370	$995	$2.69	11d	1	0.72mi
3041 N Park Ave Tucson, AZ	2.0	1.0	750	$975	$1.30	25d	1	0.73mi

HOA detail condo

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

Listing history 8 events

1. 2026-05-26
   listed $125,000 Active
2. 2021-06-16
   soldstatus $115,000
3. 2010-12-27
   soldstatus $75,000 677-char remark

   Show marketing remark (677 chars)

   Another great Freddie Mac/Homesteps foreclosure. Wonderful central location just minutes away from the University of Arizona.This 2 bed/2 bath condo is in like new condition with new carpet, fresh paint, stainless appliances, and ceramic tile in the right places.Relax in the community pool,or work out in the recreation center.The complex is gated for extra security.This won’t last long!Freddie Mac First Look Initiative offers owner occupant buyers,Neighborhood Stabilization Program (NSP) grantees & non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing.FALL PROMOTION FOR BUYERS!!!

4. 2010-11-11
   listed $79,900 677-char remark

   Show marketing remark (677 chars)

   Another great Freddie Mac/Homesteps foreclosure. Wonderful central location just minutes away from the University of Arizona.This 2 bed/2 bath condo is in like new condition with new carpet, fresh paint, stainless appliances, and ceramic tile in the right places.Relax in the community pool,or work out in the recreation center.The complex is gated for extra security.This won’t last long!Freddie Mac First Look Initiative offers owner occupant buyers,Neighborhood Stabilization Program (NSP) grantees & non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing.FALL PROMOTION FOR BUYERS!!!

5. 2007-02-10
   historical
6. 2007-01-27
   listed $147,750
7. 2006-09-28
   soldstatus $5,750,000
8. 2004-12-16
   soldstatus $4,130,000

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 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: $12,213
• − Mortgage interest: −$7,002
• − Property taxes: −$1,012
• − Insurance: −$625
• − Repairs & maintenance: −$977
• − Management: −$977
• − HOA: −$3,432
• − Depreciation: −$3,636
• Taxable loss: −$5,449
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $-1,980/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: 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 — 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): 51,833
• Household income: $42,241
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 4906.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 13% Asian 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 14% Other Indo-European 2% Chinese 2%

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: ▼ -545.74%
• Current HPI: 279.865
• Rent YoY: ▲ 1.45%
• 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

-97.0% since first listed

8 events — show timeline

• 2026-05-26 Listed $125,000 FSBO.com
• 2021-06-16 Sold (Public Records) $115,000 Public Records
• 2010-12-27 Sold (MLS) $75,000 MLSSAZ
• 2010-11-11 Listed $79,900 MLSSAZ
• 2007-02-10 Listing Removed — MLSSAZ
• 2007-01-27 Listed $147,750 MLSSAZ
• 2006-09-28 Sold (Public Records) $5,750,000 Public Records
• 2004-12-16 Sold (Public Records) $4,130,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,012 · +3.8% YoY. Source: county tax records.