1745 S Jones Blvd Unit K201 · Tucson, AZ 85713

$57,500

1 bd · 1.0 ba · 650 sqft · Townhouse · 38 Days on market

Built 1962 Fair condition $88/sqft · 59% below area $270/mo HOA · 28% of rent ↓ 18% since listing

---

Why this score? — see what drove the C 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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1 Bed / 1 Bath Upstairs Co-op in Central Tucson - End Unit with Mountain Views! This beautifully located upstairs end unit offers privacy with no neighbors on three sides--just one downstairs neighbor. Enjoy stunning mountain views right from your private patio--perfect for morning coffee or evening relaxation. Step inside to find a spacious walk-in closet designed by California Closets, dual-pane metal-framed windows, and a bright kitchen with a new faucet. All appliances are included. New carpet and New Paint! Window AC unit keeps you cool during the summer. This co-op is cash-only and owner-occupied only--no rentals allowed.

Key facts

• Bright kitchen
• New faucet
• Private patio

Tags

• PRIVATE PATIO
• SPACIOUS WALK-IN CLOSET
• DUAL-PANE METAL-FRAMED WINDOWS
• BRIGHT KITCHEN
• NEW FAUCET
• MINUTES FROM PUBLIC TRANSIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% 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: Robison Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 265 students, 76% FRL); Mansfeld Middle Magnet School (math 14% / reading 26%, grade F, #127 of 218 statewide, top 60%, 817 students, 60% FRL); Tucson Magnet High School (math 16% / reading 22%, grade F, #240 of 381 statewide, top 63%, 3,162 students, 52% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents flat; 312 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $398 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.67% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $140,180
• List price: $57,500
• Delta: -58.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1755 S Jones Blvd Unit R210	0.03mi	1/1.0	650 (0%)	4mo	$49,500	$76	96
1776 S Palo Verde Unit C101	0.08mi	1/1.0	650 (0%)	6mo	$71,463	$110	92
1745 S Jones Blvd Unit K207	0.03mi	1/1.0	650 (0%)	12mo	$50,000	$77	88
1755 S Jones Blvd Unit R-106	0.04mi	1/1.0	650 (0%)	15mo	$49,000	$75	86
1776 S Palo Verde Ave Unit N201	0.08mi	1/1.0	675 (+4%)	21mo	$79,900	$118	72
3609 E Ellington Pl	0.31mi	1/1.0	700 (+8%)	10mo	$164,000	$234	65

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-6,076
• Equity at exit: $8,573

10-year hold

• IRR: -9.3%
• Equity multiple: 0.54×
• Total profit: $-7,398
• Equity at exit: $4,972

Cash invested: $16,100 (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: 16 active · 4 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $64,250 ($87/sqft)
• Median days on market: 142 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +148.8% above current asking $/sqft

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

ZIP-level market 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 312
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$270
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $89

Break-even live

Break-even rent $845

Max offer price $57,500

Occupancy floor 86%

Sensitivity live

Price	-10% $129	-5% $109	+0% $89	+5% $69	+10% $49
Rent	-10% $13	-5% $51	+0% $89	+5% $127	+10% $165
Rate	-1.0pp $118	-0.5pp $104	base $89	+0.5pp $74	+1.0pp $59

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: $14,375
• Closing costs: $1,725
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	93d	1	0.86mi
3049 E Proctor Vis Unit ProctorVista3051 Tucson, AZ	1.0	1.0	600	$800	$1.33	93d	1	0.87mi
3049 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	93d	1	0.87mi
3043 E Proctor Vis Tucson, AZ	1.0	1.0	600	$750	$1.25	66d	1	0.87mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	63d	1	0.97mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	66d	1	0.97mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	46d	1	1.04mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	93d	1	1.04mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$1,075	$1.72	93d	1	1.04mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$975	$1.56	70d	1	1.04mi
2843 E 17th St Unit 4 Tucson, AZ	1.0	1.0	560	$900	$1.61	28d	1	1.04mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	520	$900	$1.73	93d	1	1.04mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	560	$900	$1.61	72d	1	1.04mi
4250 E 29th St Tucson, AZ	1.0	1.0	418	$874	$2.09	93d	1	1.06mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$839	$1.43	15d	3	1.07mi
3837 E Technical Dr Unit 5 Tucson, AZ	2.0	1.0	550	$900	$1.64	16d	1	1.08mi
3837 E Technical Dr Tucson, AZ	2.0	1.0	550	$1,000	$1.82	39d	1	1.08mi
1524 S Columbus Blvd Tucson, AZ	1.0	1.0	689	$825	$1.20	39d	1	1.11mi
850 S Tucson Blvd Unit Tucson886 Tucson, AZ	1.0	1.0	525	$800	$1.52	93d	1	1.14mi
2842 S Coconino Vis Tucson, AZ	2.0	1.0	750	$800	$1.07	66d	1	1.18mi
2842 S Coconino Vis Unit 2844 Tucson, AZ	2.0	1.0	750	$800	$1.07	69d	1	1.18mi
725 S Tucson Blvd Tucson, AZ	1.0	1.0	418	$820	$1.96	17d	5	1.20mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,232	$2.29	93d	1	1.20mi
2018 S Amalia Ave Tucson, AZ	1.0	1.0	591	$1,050	$1.78	25d	1	1.21mi
660 S Tucson Blvd Unit 103 Tucson, AZ	1.0	1.0	600	$850	$1.42	72d	1	1.26mi
660 S Tucson Blvd Unit 114 Tucson, AZ	1.0	1.0	600	$725	$1.21	93d	1	1.26mi
331 S Alvernon Way Unit 6037 Tucson, AZ	1.0	1.0	565	$999	$1.77	17d	1	1.31mi
4440 E 29th St Unit I210 Tucson, AZ	2.0	1.0	646	$850	$1.32	93d	1	1.31mi
4440 E 29th St Unit E216 Tucson, AZ	1.0	1.0	488	$650	$1.33	72d	1	1.31mi
4440 E 29th St Unit C211 Tucson, AZ	2.0	1.0	646	$995	$1.54	28d	1	1.31mi
460 S Bryant Ave Tucson, AZ	1.0	1.0	600	$698	$1.16	16d	1	1.35mi
4150 E Brown Way Tucson, AZ	—	1.0	400	$750	$1.88	93d	1	1.35mi
4148 E Brown Way Tucson, AZ	—	1.0	400	$750	$1.88	93d	1	1.35mi
4162 E Brown Way Tucson, AZ	1.0	1.0	600	$900	$1.50	93d	1	1.37mi
2012 E 36th St Unit 2014 Tucson, AZ	2.0	1.0	700	$925	$1.32	93d	1	1.38mi
4171 E Brown Way Tucson, AZ	1.0	1.0	583	$850	$1.46	72d	1	1.40mi
4431 E 22nd St Tucson, AZ	1.0	1.0	610	$991	$1.62	41d	2	1.40mi

Property features AI

Finance

• Other: Association amenities include laundry and pool
• HOA & community: Has association (Citation coop 8)Monthly HOA feeHOA transfer fee of $300HOA includes common area maintenance, exterior unit maintenance, front yard maintenance, pest control, roof repair and replacement, sewer and water

Exterior

• Parking: Covered parking (1 space)Carport (1 space)Street parking available
• Security: Wrought iron security door
• Utilities: Public waterSewer connected
• Home design: CondominiumOne storyFaces south
• Construction: Brick constructionBuilt-up reflective roof
• Exterior features: Paved street accessCity-maintained roadPool (association amenity)

Interior

• Kitchen: RefrigeratorElectric rangeElectric oven
• Bedrooms: Unit with bedrooms (details not provided)
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heatingEvaporative coolingWindow cooling units
• Interior features: Wrought iron security doorNorth/South exposure
• Laundry & utility: Community laundry

Listing history 31 events

1. 2026-07-01
   days on market $57,500 Active 38 DOM
2. 2026-06-30
   days on market $57,500 Active 37 DOM
3. 2026-06-29
   days on market $57,500 Active 36 DOM
4. 2026-06-28
   days on market $57,500 Active 35 DOM
5. 2026-06-27
   days on market $57,500 Active 34 DOM
6. 2026-06-27
   days on market $57,500 Active 33 DOM
7. 2026-06-25
   days on market $57,500 Active 31 DOM
8. 2026-06-22
   days on market $57,500 Active 29 DOM
9. 2026-06-21
   days on market $57,500 Active 28 DOM
10. 2026-06-18
    days on market $57,500 Active 25 DOM
11. 2026-06-17
    days on market $57,500 Active 24 DOM
12. 2026-06-16
    days on market $57,500 Active 23 DOM
13. 2026-06-15
    days on market $57,500 Active 22 DOM
14. 2026-06-13
    days on market $57,500 Active 20 DOM
15. 2026-06-10
    days on market $57,500 Active 17 DOM
16. 2026-06-09
    days on market $57,500 Active 16 DOM
17. 2026-06-08
    days on market $57,500 Active 15 DOM
18. 2026-06-07
    days on market $57,500 Active 14 DOM
19. 2026-06-05
    days on market $57,500 Active 11 DOM
20. 2026-06-03
    days on market $57,500 Active 10 DOM
21. 2026-06-02
    days on market $57,500 Active 9 DOM
22. 2026-06-01
    days on market $57,500 Active 8 DOM
23. 2026-05-31
    days on market $57,500 Active 7 DOM
24. 2026-05-16
    historical
25. 2026-03-18
    price $57,500
26. 2026-03-01
    price $67,500
27. 2026-02-16
    status Active
28. 2026-02-16
    historical
29. 2025-11-24
    price $69,900
30. 2025-10-22
    price $74,900
31. 2025-10-20
    listed $69,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 13 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: $11,491
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$919
• − Management: −$919
• − HOA: −$3,240
• − Depreciation: −$1,673
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $981/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

Fair 45/100 Cosmetic rehab Est. rehab $3,250–$9,750 screening

This charming 1-bedroom/1-bathroom co-op in Tucson offers a good starting point with a private patio and mountain views, but requires cosmetic updates to kitchen and bathroom to maximize its value.

Repairs flagged

• Moderate kitchen cabinets — Dated and in need of updating.
• Moderate kitchen countertops — Dated and in need of updating.
• Moderate bathroom fixtures — Dated and in need of updating.

Value-add opportunities

• Both Updating kitchen cabinets and countertops — Improves both resale and rental value. ↑
• Both Updating bathroom fixtures — Improves both resale and rental value. ↑
• Both Painting walls — Improves both resale and rental 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 19/100

Zoned Schools

Elementary Robison Elementary School F AZ #814/1,109 Nat'l #35,191/41,679 Middle Mansfeld Middle Magnet School F AZ #127/218 Nat'l #11,652/14,009 High Tucson Magnet High School F AZ #240/381 Nat'l #14,670/17,239

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

B Composite livability gradescore 74/100

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 · 1,066,056 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 12% 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 Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

---

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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• 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

• Other: Association amenities include laundry and pool
• HOA & community: Has association (Citation coop 8)Monthly HOA feeHOA transfer fee of $300HOA includes common area maintenance, exterior unit maintenance, front yard maintenance, pest control, roof repair and replacement, sewer and water

Exterior

• Parking: Covered parking (1 space)Carport (1 space)Street parking available
• Security: Wrought iron security door
• Utilities: Public waterSewer connected
• Home design: CondominiumOne storyFaces south
• Construction: Brick constructionBuilt-up reflective roof
• Exterior features: Paved street accessCity-maintained roadPool (association amenity)

Interior

• Kitchen: RefrigeratorElectric rangeElectric oven
• Bedrooms: Unit with bedrooms (details not provided)
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heatingEvaporative coolingWindow cooling units
• Interior features: Wrought iron security doorNorth/South exposure
• Laundry & utility: Community laundry

Price history

-17.7% since first listed

10 events — show timeline

• 2026-07-02 Listing Removed — MLSSAZ
• 2026-05-24 Listed $57,500 MLSSAZ
• 2026-05-16 Listing Removed — MLSSAZ
• 2026-03-18 Price Changed $57,500 MLSSAZ
• 2026-03-01 Price Changed $67,500 MLSSAZ
• 2026-02-16 Relisted — MLSSAZ
• 2026-02-16 Listing Removed — MLSSAZ
• 2025-11-24 Price Changed $69,900 MLSSAZ
• 2025-10-22 Price Changed $74,900 MLSSAZ
• 2025-10-20 Listed $69,900 MLSSAZ