2601 W Broadway Blvd #379 · Tucson, AZ 85745

$99,000

1 bd · 1.0 ba · 667 sqft · Townhouse · 111 Days on market

Built 1981 $148/sqft · 14% below area Est $115k · 14% under

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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 +25.3/30.0
• ARV discount +13.6/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• 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 MLS

One bedroom one bath gem! This condo offers a cozy fireplace, balcony with views, assigned covered parking. Close to Pima community College, University of Arizona, I-10 and great Downtown shopping and restaurants. HOA includes water. landscaping and trash pickup.

Key facts

• landscaping
• Hoa includes water
• Balcony with views

Tags

• BALCONY WITH VIEWS
• ASSIGNED COVERED PARKING
• HOA INCLUDES WATER
• LANDSCAPING
• TRASH PICKUP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 soft (-0.6%/yr); 242 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $684 of loan paydown is wiped out by about $3k 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 111 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $99k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $114,613
• List price: $99,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 W Broadway Blvd #395	0.06mi	1/1.0	666 (-0%)	13mo	$117,750	$177	86
2601 W Broadway Blvd Unit E-546	0.00mi	1/1.0	706 (+6%)	11mo	$131,000	$186	81
2601 W Broadway Blvd Unit E543	0.00mi	1/1.0	706 (+6%)	22mo	$115,000	$163	72
2601 W Broadway Blvd Unit E545	0.04mi	1/1.0	706 (+6%)	21mo	$140,000	$198	71
2601 W Broadway Boulevard E449	0.05mi	1/1.0	706 (+6%)	24mo	$128,000	$181	68

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.82×
• Total profit: $-5,105
• Equity at exit: $14,761

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,000
• Equity at exit: $8,560

Cash invested: $27,720 (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 85745

• Rents YoY: -0.6%
• Active inventory: 242
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $224

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 75%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 W Broadway Blvd Tucson, AZ	1.0	1.0	706	$1,295	$1.83	43d	1	0.02mi
2800 W Broadway Blvd Tucson, AZ	1.0–3.0	1.0–3.0	773	$1,139	$1.47	1d	26	0.24mi
850 E Wetmore Rd Tucson, AZ	1.0–4.0	1.0–4.0	898	$1,150	$1.28	1d	44	0.32mi
41 S Shannon Rd Tucson, AZ	1.0–4.0	1.0–4.0	912	$1,175	$1.29	1d	23	0.36mi
2855 W Anklam Rd Tucson, AZ	1.0–2.0	1.0	592	$759	$1.28	1d	14	0.41mi
2601 W Broadway Blvd Unit M378 Tucson, AZ	1.0	1.0	666	$845	$1.27	43d	1	0.75mi
2601 W Broadway Blvd Tucson, AZ	1.0–2.0	1.0	780	$1,195	$1.53	23d	2	0.75mi
2080 W Speedway Blvd Tucson, AZ	1.0–2.0	1.0–2.0	608	$899	$1.48	1d	13	1.22mi

Listing history 28 events

1. 2026-06-18
   days on market $99,000 Active 111 DOM
2. 2026-06-17
   days on market $99,000 Active 110 DOM
3. 2026-06-16
   days on market $99,000 Active 109 DOM
4. 2026-06-15
   pricedays on market $99,000 Active 108 DOM
5. 2026-06-13
   days on market $107,000 Active 106 DOM
6. 2026-06-10
   days on market $107,000 Active 103 DOM
7. 2026-06-09
   days on market $107,000 Active 102 DOM
8. 2026-06-08
   days on market $107,000 Active 101 DOM
9. 2026-06-07
   days on market $107,000 Active 100 DOM
10. 2026-06-05
    days on market $107,000 Active 97 DOM
11. 2026-06-03
    days on market $107,000 Active 96 DOM
12. 2026-06-02
    days on market $107,000 Active 95 DOM
13. 2026-06-01
    days on market $107,000 Active 94 DOM
14. 2026-05-31
    days on market $107,000 Active 93 DOM
15. 2026-04-17
    price $107,000 265-char remark

    Show marketing remark (265 chars)

    One bedroom one bath gem! This condo offers a cozy fireplace, balcony with views, assigned covered parking. Close to Pima community College, University of Arizona, I-10 and great Downtown shopping and restaurants. HOA includes water. landscaping and trash pickup.

16. 2026-03-23
    price $117,000 265-char remark

    Show marketing remark (265 chars)

    One bedroom one bath gem! This condo offers a cozy fireplace, balcony with views, assigned covered parking. Close to Pima community College, University of Arizona, I-10 and great Downtown shopping and restaurants. HOA includes water. landscaping and trash pickup.

17. 2026-02-28
    listed $124,000 Active 265-char remark

    Show marketing remark (265 chars)

    One bedroom one bath gem! This condo offers a cozy fireplace, balcony with views, assigned covered parking. Close to Pima community College, University of Arizona, I-10 and great Downtown shopping and restaurants. HOA includes water. landscaping and trash pickup.

18. 2024-01-29
    historical
19. 2024-01-11
    listed
20. 2023-06-15
    historical
21. 2016-02-08
    status Pending 202-char remark

    Show marketing remark (202 chars)

    One bedroom one bath with AC and covered patio. Covered Parking, Rec Center, and Community Pool. HOA includes water, rec area, landscaping, and trash pick-up. Close to Pima CC and University of Arizona.

22. 2016-02-08
    soldstatus $28,625 Closed 202-char remark

    Show marketing remark (202 chars)

    One bedroom one bath with AC and covered patio. Covered Parking, Rec Center, and Community Pool. HOA includes water, rec area, landscaping, and trash pick-up. Close to Pima CC and University of Arizona.

23. 2016-01-13
    historical Active Contingent 202-char remark

    Show marketing remark (202 chars)

    One bedroom one bath with AC and covered patio. Covered Parking, Rec Center, and Community Pool. HOA includes water, rec area, landscaping, and trash pick-up. Close to Pima CC and University of Arizona.

24. 2016-01-13
    historical

    Show marketing remark (202 chars)

    One bedroom one bath with AC and covered patio. Covered Parking, Rec Center, and Community Pool. HOA includes water, rec area, landscaping, and trash pick-up. Close to Pima CC and University of Arizona.

25. 2015-12-22
    listed $30,900 Active

    Show marketing remark (202 chars)

    One bedroom one bath with AC and covered patio. Covered Parking, Rec Center, and Community Pool. HOA includes water, rec area, landscaping, and trash pick-up. Close to Pima CC and University of Arizona.

26. 2015-12-22
    listed $30,900 Active 202-char remark

    Show marketing remark (202 chars)

    One bedroom one bath with AC and covered patio. Covered Parking, Rec Center, and Community Pool. HOA includes water, rec area, landscaping, and trash pick-up. Close to Pima CC and University of Arizona.

27. 2005-01-06
    soldstatus $40,000
28. 2004-11-08
    listed $46,900

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 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: $13,800
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,880
• Taxable income: $1,187
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,408/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): 36,999
• Household income: $71,348
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1136.0

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: Hispanic / Latino 49% White 40% Two or more races 20% Asian 3% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Slovak 2% Romanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 67% English-only · Spanish 28% Other Indo-European 1% Tagalog/Filipino 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: ▼ -339.27%
• Current HPI: 282.0912
• Rent YoY: ▼ -0.55%
• 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

+128.1% since first listed

14 events — show timeline

• 2026-04-17 Price Changed $107,000 MLSSAZ
• 2026-03-23 Price Changed $117,000 MLSSAZ
• 2026-02-28 Listed $124,000 MLSSAZ
• 2024-01-29 Rental Removed — PROPERTYWARE
• 2024-01-11 Listed for Rent — PROPERTYWARE
• 2023-06-15 Rental Removed — PROPERTYWARE
• 2016-02-08 Pending — MLSSAZ
• 2016-02-08 Sold (MLS) $28,625 MLSSAZ
• 2016-01-13 Contingent — MLSSAZ
• 2016-01-13 Listing Removed — MLSSAZ
• 2015-12-22 Listed $30,900 MLSSAZ
• 2015-12-22 Listed $30,900 MLSSAZ
• 2005-01-06 Sold (MLS) $40,000 MLSSAZ
• 2004-11-08 Listed $46,900 MLSSAZ