1459 S Jones Blvd Unit F206 · Tucson, AZ 85713

$60,000

2 bd · 1.0 ba · 800 sqft · Condo · 194 Days on market

Built 1962 $75/sqft · at area comps Est $63k · at est. $205/mo HOA · 17% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced price! Central Tucson Co-op! This upstairs 2-bedroom, 1-bath unit offers comfort and convenience in a prime location. Enjoy energy efficiency with dual-pane windows and extra living space in the enclosed patio. The kitchen includes a refrigerator and oven/stove that stay with the unit. Monthly fee covers property taxes, water, sewer, trash, roof, pest control, exterior maintenance, pool access, and more—making this an incredible value! Located near shopping, dining, and bus lines, with Reid Park just blocks away featuring a golf course, recreation areas, dog park, and walking paths. Downtown Tucson and the University of Arizona are only minutes away. Cash only; no rentals allowed.

Key facts

• Pool access
• Near dining
• Near shopping

Tags

• DUAL-PANE WINDOWS
• ENCLOSED PATIO
• REFRIGERATOR AND OVEN
• POOL ACCESS
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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-, schools D+, crime F.
• 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.
• Market conditions: Rents flat; 264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $415 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 + 0.2% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $60k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.99% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 4.2

CMA / ARV

• ARV (median comp): $63,013
• List price: $60,000
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.46×
• Total profit: $7,710
• Equity at exit: $8,946

10-year hold

• IRR: 18.1%
• Equity multiple: 2.26×
• Total profit: $21,113
• Equity at exit: $5,188

Cash invested: $16,800 (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 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$205
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $323

Break-even live

Break-even rent $784

Max offer price $60,000

Occupancy floor 68%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3331 E 24th St Tucson, AZ	2.0	1.0	1072	$1,400	$1.31	44d	1	0.13mi
3661 E Sylvane St Tucson, AZ	3.0	1.0	877	$1,350	$1.54	44d	1	0.42mi
3659 E Ellington Pl Tucson, AZ	2.0	1.0	870	$1,000	$1.15	12d	1	0.52mi
3764 E 27th Pl Tucson, AZ	3.0	1.0	1049	$1,495	$1.43	12d	1	0.53mi
1727 S Winstel Ave Tucson, AZ	3.0	1.0	1003	$1,595	$1.59	44d	1	0.58mi
2151 S Winstel Ave Tucson, AZ	2.0	1.0	900	$825	$0.92	24d	1	0.70mi
1902 S Montezuma Ave Unit D Tucson, AZ	2.0	1.0	780	$995	$1.28	44d	1	0.74mi
1902 S Montezuma Ave Unit C Tucson, AZ	2.0	2.0	900	$1,295	$1.44	17d	1	0.74mi
1926 S Montezuma Ave #1932 Tucson, AZ	2.0	1.0	780	$895	$1.15	24d	1	0.77mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$1,075	$1.72	44d	1	0.87mi
2921 E 17th St Tucson, AZ	1.0	1.0	625	$975	$1.56	21d	1	0.87mi
2843 E 17th St Unit 13 Tucson, AZ	1.0	1.0	560	$900	$1.61	24d	1	0.88mi
1841 S Irving Ave Unit 13 Tucson, AZ	2.0	1.0	900	$675	$0.75	17d	1	0.93mi
4038 E 17th St Tucson, AZ	3.0	2.0	1045	$1,700	$1.63	3d	1	0.98mi
2512 E Eastland St Tucson, AZ	2.0	1.0	800	$1,250	$1.56	44d	1	1.00mi
850 S Tucson Blvd Unit Tucson886 Tucson, AZ	1.0	1.0	525	$800	$1.52	44d	1	1.03mi
3051 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	44d	1	1.05mi
3049 E Proctor Vis Tucson, AZ	1.0	1.0	600	$950	$1.58	44d	1	1.05mi
3049 E Proctor Vis Unit ProctorVista3051 Tucson, AZ	1.0	1.0	600	$800	$1.33	44d	1	1.05mi
3043 E Proctor Vis Tucson, AZ	1.0	1.0	600	$750	$1.25	17d	1	1.05mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	14d	1	1.05mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	17d	1	1.05mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,430	$2.66	44d	1	1.06mi
1530 S Columbus Blvd #8 Tucson, AZ	1.0	1.0	800	$1,200	$1.50	17d	1	1.07mi
333 S Alvernon Way #60 Tucson, AZ	2.0	1.0	1080	$1,975	$1.83	44d	1	1.08mi
1524 S Columbus Blvd Tucson, AZ	1.0	1.0	689	$825	$1.20	3d	1	1.09mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$999	$1.71	3d	7	1.09mi
3991 E Timrod St Tucson, AZ	1.0	1.0	850	$1,450	$1.71	3d	1	1.11mi
660 S Tucson Blvd Unit 103 Tucson, AZ	1.0	1.0	600	$850	$1.42	24d	1	1.12mi
660 S Tucson Blvd Unit 114 Tucson, AZ	1.0	1.0	600	$725	$1.21	44d	1	1.13mi
455 S Irving Ave Tucson, AZ	2.0	2.0	825	$995	$1.21	44d	1	1.15mi
2355 E 17th St Tucson, AZ	2.0	1.0	850	$1,375	$1.62	3d	1	1.16mi
2511 E Cameron Vis Tucson, AZ	2.0	1.0	685	$1,199	$1.75	44d	1	1.17mi
601 S Bryant Ave Tucson, AZ	2.0	1.0	1004	$1,300	$1.29	12d	1	1.17mi
4101 E Brown Way Unit Brown 4117 Tucson, AZ	2.0	1.5	938	$1,150	$1.23	24d	1	1.18mi
4101 E Brown Way Unit Brown 4103 Tucson, AZ	2.0	1.0	900	$1,195	$1.33	24d	1	1.18mi
2520 E Cameron Vis Tucson, AZ	3.0	1.0	731	$1,150	$1.57	44d	1	1.19mi
460 S Bryant Ave Tucson, AZ	1.0	1.0	600	$743	$1.24	3d	1	1.21mi
460 S Bryant Ave Tucson, AZ	2.0	2.0	800	$745	$0.93	44d	1	1.21mi
460 S Bryant Ave Tucson, AZ	2.0	2.0	800	$995	$1.24	24d	1	1.21mi

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Likely covers: watersewertrashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-07
   statusdays on market $60,000 Pending 194 DOM
2. 2026-06-05
   days on market $60,000 Active Contingent 192 DOM
3. 2026-06-03
   days on market $60,000 Active Contingent 191 DOM
4. 2026-06-02
   days on market $60,000 Active Contingent 190 DOM
5. 2026-06-01
   days on market $60,000 Active Contingent 189 DOM
6. 2026-05-31
   days on market $60,000 Active Contingent 188 DOM
7. 2026-05-19
   historical Active Contingent 703-char remark

   Show marketing remark (703 chars)

   Reduced price! Central Tucson Co-op! This upstairs 2-bedroom, 1-bath unit offers comfort and convenience in a prime location. Enjoy energy efficiency with dual-pane windows and extra living space in the enclosed patio. The kitchen includes a refrigerator and oven/stove that stay with the unit. Monthly fee covers property taxes, water, sewer, trash, roof, pest control, exterior maintenance, pool access, and more—making this an incredible value! Located near shopping, dining, and bus lines, with Reid Park just blocks away featuring a golf course, recreation areas, dog park, and walking paths. Downtown Tucson and the University of Arizona are only minutes away. Cash only; no rentals allowed.

8. 2026-03-31
   price $60,000 703-char remark

   Show marketing remark (703 chars)

   Reduced price! Central Tucson Co-op! This upstairs 2-bedroom, 1-bath unit offers comfort and convenience in a prime location. Enjoy energy efficiency with dual-pane windows and extra living space in the enclosed patio. The kitchen includes a refrigerator and oven/stove that stay with the unit. Monthly fee covers property taxes, water, sewer, trash, roof, pest control, exterior maintenance, pool access, and more—making this an incredible value! Located near shopping, dining, and bus lines, with Reid Park just blocks away featuring a golf course, recreation areas, dog park, and walking paths. Downtown Tucson and the University of Arizona are only minutes away. Cash only; no rentals allowed.

9. 2026-01-02
   price $65,000 703-char remark

   Show marketing remark (703 chars)

   Reduced price! Central Tucson Co-op! This upstairs 2-bedroom, 1-bath unit offers comfort and convenience in a prime location. Enjoy energy efficiency with dual-pane windows and extra living space in the enclosed patio. The kitchen includes a refrigerator and oven/stove that stay with the unit. Monthly fee covers property taxes, water, sewer, trash, roof, pest control, exterior maintenance, pool access, and more—making this an incredible value! Located near shopping, dining, and bus lines, with Reid Park just blocks away featuring a golf course, recreation areas, dog park, and walking paths. Downtown Tucson and the University of Arizona are only minutes away. Cash only; no rentals allowed.

10. 2025-11-24
    listed $69,500 Active 703-char remark

    Show marketing remark (703 chars)

    Reduced price! Central Tucson Co-op! This upstairs 2-bedroom, 1-bath unit offers comfort and convenience in a prime location. Enjoy energy efficiency with dual-pane windows and extra living space in the enclosed patio. The kitchen includes a refrigerator and oven/stove that stay with the unit. Monthly fee covers property taxes, water, sewer, trash, roof, pest control, exterior maintenance, pool access, and more—making this an incredible value! Located near shopping, dining, and bus lines, with Reid Park just blocks away featuring a golf course, recreation areas, dog park, and walking paths. Downtown Tucson and the University of Arizona are only minutes away. Cash only; no rentals allowed.

11. 2005-01-06
    soldstatus $22,500 413-char remark

    Show marketing remark (413 chars)

    Congratulations! You found the BEST real estate deal in Tucson! PRICE REDUCED! Anxious Seller will look at all offers! Come check out Co-Op living. It is carefree,inexpensive and this one is even partially furnished. WHY RENT??? Please note:No pets or sublet permitted:all cash sale only. HOA covers exterior maintenance, roof, landscaping,pool,H2O,taxes,pest,etc. Price reflects fact that carpet needs replacing.

12. 2004-09-17
    listed $22,000 413-char remark

    Show marketing remark (413 chars)

    Congratulations! You found the BEST real estate deal in Tucson! PRICE REDUCED! Anxious Seller will look at all offers! Come check out Co-Op living. It is carefree,inexpensive and this one is even partially furnished. WHY RENT??? Please note:No pets or sublet permitted:all cash sale only. HOA covers exterior maintenance, roof, landscaping,pool,H2O,taxes,pest,etc. Price reflects fact that carpet needs replacing.

13. 1996-04-24
    soldstatus $20,000
14. 1995-12-06
    listed $20,000

ⓘ 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 5 d/yr ≥105°F today · 14 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: $14,312
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − HOA: −$2,460
• − Depreciation: −$1,745
• Taxable income: $3,256
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $3,090/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): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1517.0

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 (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

Price history

+200.0% since first listed

8 events — show timeline

• 2026-05-19 Contingent — MLSSAZ
• 2026-03-31 Price Changed $60,000 MLSSAZ
• 2026-01-02 Price Changed $65,000 MLSSAZ
• 2025-11-24 Listed $69,500 MLSSAZ
• 2005-01-06 Sold (MLS) $22,500 MLSSAZ
• 2004-09-17 Listed $22,000 MLSSAZ
• 1996-04-24 Sold (MLS) $20,000 MLSSAZ
• 1995-12-06 Listed $20,000 MLSSAZ