7255 E Snyder Rd #4105 · Catalina Foothills, AZ 85750

$275,000

2 bd · 2.0 ba · 1,017 sqft · MultiFamily · 48 Days on market

Built 1995 1,017 sqft lot $350/mo HOA · 21% of rent

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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 +21.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.7/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Spacious ground floor renovated corner unit condo with mountain views in the gated Catalina Foothills community of The Villas At Sabino Canyon. This charming Northern Tucson property features an open layout with an abundance of natural light, kitchen comes with Frigidaire stainless steel appliances and breakfast bar, covered patio, roomy primary bedroom with walk-in closet and remodeled shower & dual flush toilet, Whirlpool washer / dryer remain with the condo, ceramic tile flooring everywhere but the bedrooms, views from multiple windows & entryway, Old Republic Home Warranty and a convenient location near shopping, restaurants, Catalina Foothills schools and Sabino Cayon Park. The Villas At Sabino Canyon include a heated pool & spa, exercise facility and well maintained grounds.

Key facts

• Gated community
• Fitness center
• Covered parking

Tags

• GREAT ROOM FLOOR PLAN
• GATED COMMUNITY
• RESORT STYLE AMENITIES
• POOL AND SPA
• FITNESS CENTER
• COVERED PARKING

Property features AI

Finance

• HOA & community: Monthly HOA ($350) covering common area maintenance, gated community, and roof repair; Community pool and spa; Fitness center; Lighted areas and sidewalks; Paved streets

Exterior

• Parking: Detached covered carport (1 space)
• Security: Gated community
• Utilities: Public water; Sewer connected
• Home design: Condominium; One story; Ground-level entry
• Construction: Frame with stucco exterior; Tile and built-up roof
• Exterior features: Covered patio/porch; Block fencing; Decorative gravel and shrubs; Borders common area; Corner lot; Previously developed landscaping; Paved road

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Electric oven; Microwave
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Exhaust fan; Disposal; Carbon monoxide detector(s)
• Laundry & utility: Laundry closet with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.4% in Catalina Foothills — 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 71/100 on livability (#37 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, crime A-; Watch: amenities F, commute F, cost of living F.
• Catalina Foothills Unified District (4410) (suburban): math 55% / reading 63% proficiency, ranked #15 of 249 in AZ (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 213 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 39% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 48 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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

• 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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-19,962
• Equity at exit: $41,003

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $13,525
• Equity at exit: $23,777

Cash invested: $77,000 (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 85750

• Rents YoY: 2.8%
• Active inventory: 213
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,343 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$350
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $391

Break-even live

Break-even rent $2,849

Max offer price $275,000

Occupancy floor 83%

Sensitivity live

Price	-10% $581	-5% $486	+0% $391	+5% $295	+10% $200
Rent	-10% $126	-5% $258	+0% $391	+5% $523	+10% $655
Rate	-1.0pp $529	-0.5pp $460	base $391	+0.5pp $319	+1.0pp $247

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,342
Total (2 units)			$3,343

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7255 E Snyder Rd #12101 Tucson, AZ	2.0	2.0	965	$2,500	$2.59	44d	1	0.03mi
7255 E Snyder Rd Tucson, AZ	2.0–3.0	2.0	1065	$1,600	$1.50	15d	4	0.03mi
7255 E Snyder Rd #6203 Tucson, AZ	2.0	2.0	1004	$2,400	$2.39	44d	1	0.06mi
4700 N Kolb Rd Tucson, AZ	2.0	1.0	984	$1,409	$1.43	21d	1	0.16mi
5051 N Sabino Canyon Rd Unit 18-2168 Tucson, AZ	1.0	1.0	772	$900	$1.17	22d	1	0.77mi
5051 N Sabino Canyon Rd Tucson, AZ	2.0–3.0	2.0	1267	$1,795	$1.42	44d	3	0.78mi
5051 N Sabino Canyon Rd Unit 1213 Tucson, AZ	3.0	2.0	1370	$2,000	$1.46	45d	1	0.78mi
7050 E Sunrise Dr #15104 Tucson, AZ	3.0	2.0	1048	$2,200	$2.10	24d	1	0.87mi
4880 N Sabino Canyon Rd Tucson, AZ	1.0–3.0	1.0–2.0	917	$1,524	$1.66	2d	24	0.90mi
4950 N Valle Tucson, AZ	3.0	2.0	1393	$2,495	$1.79	24d	1	0.92mi
5565 N Sapphire Dr Tucson, AZ	3.0	2.0	1123	$1,800	$1.60	12d	1	0.92mi
7050 E Sunrise Dr #17203 Tucson, AZ	3.0	2.0	1287	$2,600	$2.02	24d	1	0.93mi
7050 E Sunrise Dr Tucson, AZ	1.0–3.0	1.0–2.0	984	$1,798	$1.83	4d	7	0.94mi
7050 E Sunrise Dr #11104 Tucson, AZ	3.0	2.0	1271	$2,000	$1.57	12d	1	0.94mi
5402 N Via del Arbolito Tucson, AZ	2.0	2.0	1278	$1,850	$1.45	4d	1	0.96mi
5434 N Via del Arbolito Tucson, AZ	2.0	2.0	1094	$1,700	$1.55	44d	1	1.01mi
5434 N Via del Arbolito Tucson, AZ	2.0	2.0	1094	$1,650	$1.51	11d	1	1.01mi
7990 E Snyder Rd Tucson, AZ	1.0–3.0	1.0–2.0	1123	$1,624	$1.45	3d	41	1.02mi
5550 N Waterfield Dr Tucson, AZ	3.0	2.0	1416	$2,195	$1.55	18d	1	1.05mi
5751 N Kolb Rd Tucson, AZ	2.0	2.0	944	$2,000	$2.12	24d	1	1.15mi
5751 N Kolb Rd #5208 Tucson, AZ	1.0	1.5	701	$2,000	$2.85	11d	1	1.25mi
5751 N Kolb Rd Tucson, AZ	1.0–3.0	1.0–2.0	948	$1,625	$1.71	3d	9	1.29mi
5800 N Kolb Rd #2109 Tucson, AZ	2.0	2.0	967	$2,200	$2.28	24d	1	1.32mi
5751 N Kolb Rd #19108 Tucson, AZ	1.0	1.0	701	$2,000	$2.85	18d	1	1.32mi
5751 N Kolb Rd #39202 Tucson, AZ	3.0	2.0	1117	$2,499	$2.24	24d	1	1.32mi
5800 N Kolb Rd #5124 Tucson, AZ	2.0	2.5	976	$2,700	$2.77	24d	1	1.41mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: landscapingpoolsecurity

Listing history 26 events

1. 2026-06-10
   days on market $275,000 Active 48 DOM
2. 2026-06-09
   days on market $275,000 Active 47 DOM
3. 2026-06-08
   days on market $275,000 Active 46 DOM
4. 2026-06-07
   days on market $275,000 Active 45 DOM
5. 2026-06-03
   days on market $275,000 Active 41 DOM
6. 2026-06-02
   days on market $275,000 Active 40 DOM
7. 2026-06-01
   days on market $275,000 Active 39 DOM
8. 2026-05-31
   days on market $275,000 Active 38 DOM
9. 2026-04-23
   listed $275,000 Active 645-char remark
10. 2022-05-13
    soldstatus $279,000 Closed 805-char remark

    Show marketing remark (805 chars)

    Spacious ground floor renovated corner unit condo with mountain views in the gated Catalina Foothills community of The Villas At Sabino Canyon. This charming Northern Tucson property features an open layout with an abundance of natural light, kitchen comes with Frigidaire stainless steel appliances and breakfast bar, covered patio, roomy primary bedroom with walk-in closet and remodeled shower & dual flush toilet, Whirlpool washer / dryer remain with the condo, ceramic tile flooring everywhere but the bedrooms, views from multiple windows & entryway, Old Republic Home Warranty and a convenient location near shopping, restaurants, Catalina Foothills schools and Sabino Cayon Park. The Villas At Sabino Canyon include a heated pool & spa, exercise facility and well maintained grounds.

11. 2022-05-06
    status Pending 805-char remark

    Show marketing remark (805 chars)

    Spacious ground floor renovated corner unit condo with mountain views in the gated Catalina Foothills community of The Villas At Sabino Canyon. This charming Northern Tucson property features an open layout with an abundance of natural light, kitchen comes with Frigidaire stainless steel appliances and breakfast bar, covered patio, roomy primary bedroom with walk-in closet and remodeled shower & dual flush toilet, Whirlpool washer / dryer remain with the condo, ceramic tile flooring everywhere but the bedrooms, views from multiple windows & entryway, Old Republic Home Warranty and a convenient location near shopping, restaurants, Catalina Foothills schools and Sabino Cayon Park. The Villas At Sabino Canyon include a heated pool & spa, exercise facility and well maintained grounds.

12. 2022-04-10
    historical Active Contingent 805-char remark

    Show marketing remark (805 chars)

    Spacious ground floor renovated corner unit condo with mountain views in the gated Catalina Foothills community of The Villas At Sabino Canyon. This charming Northern Tucson property features an open layout with an abundance of natural light, kitchen comes with Frigidaire stainless steel appliances and breakfast bar, covered patio, roomy primary bedroom with walk-in closet and remodeled shower & dual flush toilet, Whirlpool washer / dryer remain with the condo, ceramic tile flooring everywhere but the bedrooms, views from multiple windows & entryway, Old Republic Home Warranty and a convenient location near shopping, restaurants, Catalina Foothills schools and Sabino Cayon Park. The Villas At Sabino Canyon include a heated pool & spa, exercise facility and well maintained grounds.

13. 2022-04-06
    listed $274,900 Active 805-char remark

    Show marketing remark (805 chars)

    Spacious ground floor renovated corner unit condo with mountain views in the gated Catalina Foothills community of The Villas At Sabino Canyon. This charming Northern Tucson property features an open layout with an abundance of natural light, kitchen comes with Frigidaire stainless steel appliances and breakfast bar, covered patio, roomy primary bedroom with walk-in closet and remodeled shower & dual flush toilet, Whirlpool washer / dryer remain with the condo, ceramic tile flooring everywhere but the bedrooms, views from multiple windows & entryway, Old Republic Home Warranty and a convenient location near shopping, restaurants, Catalina Foothills schools and Sabino Cayon Park. The Villas At Sabino Canyon include a heated pool & spa, exercise facility and well maintained grounds.

14. 2015-03-02
    historical
15. 2015-01-31
    price $109,900
16. 2015-01-13
    listed $94,900 Active
17. 2010-12-11
    historical
18. 2010-06-14
    listed $116,900
19. 2010-05-17
    historical
20. 2009-11-17
    listed $116,900
21. 2008-06-19
    historical
22. 2007-12-09
    historical
23. 2007-07-18
    listed $210,000
24. 2007-07-18
    listed $210,000
25. 2007-06-30
    historical
26. 2006-08-09
    listed $210,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $40,116
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,209
• − Management: −$3,209
• − HOA: −$4,200
• − Depreciation: −$8,000
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $4,544/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: Catalina Foothills Unified District (4410)
• NCES district ID: 0401760
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $84,517
• Composite: 53.52/100
• National rank: #1448
• State rank: #15 of 249 in AZ

Livability — Catalina Foothills

• Score: 71/100
• State rank: #37
• US rank: #7046

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing A Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catalina Foothills, AZ
• County: Pima County · 1,012,107 people
• City population: 52,156
• Metro: Tucson, AZ
• Population (ZIP): 24,886
• Household income: $102,836
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 637.0

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 White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Romanian 3% Portuguese 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 7% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -319.31%
• Current HPI: 263.7632
• Rent YoY: ▲ 2.84%
• 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

+31.0% since first listed

19 events — show timeline

• 2026-06-12 Listing Removed — MLSSAZ
• 2026-04-23 Listed $275,000 MLSSAZ
• 2022-05-13 Sold (MLS) $279,000 MLSSAZ
• 2022-05-06 Pending — MLSSAZ
• 2022-04-10 Contingent — MLSSAZ
• 2022-04-06 Listed $274,900 MLSSAZ
• 2015-03-02 Listing Removed — MLSSAZ
• 2015-01-31 Price Changed $109,900 MLSSAZ
• 2015-01-13 Listed $94,900 MLSSAZ
• 2010-12-11 Listing Removed — MLSSAZ
• 2010-06-14 Listed $116,900 MLSSAZ
• 2010-05-17 Listing Removed — MLSSAZ
• 2009-11-17 Listed $116,900 MLSSAZ
• 2008-06-19 Listing Removed — MLSSAZ
• 2007-12-09 Listing Removed — MLSSAZ
• 2007-07-18 Listed $210,000 MLSSAZ
• 2007-07-18 Listed $210,000 MLSSAZ
• 2007-06-30 Listing Removed — MLSSAZ
• 2006-08-09 Listed $210,000 MLSSAZ