4093 S Queen Palm Dr · Tucson, AZ 85730

$160,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 111 Days on market

Built 1972 $250/sqft · at area comps Est $166k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +9.2/15.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and full of charm, this spacious 1-bedroom, 1-bathroom home offers comfort, convenience, and privacy -- all with no HOA. Enjoy year-round comfort with air conditioning and a well-designed floor plan that maximizes space and functionality. The inviting porch creates the perfect setting for morning coffee or relaxing evenings, while the private yard offers room to unwind, garden, or entertain. A dedicated laundry room adds everyday convenience, and the overall layout provides a comfortable flow ideal for both owner-occupants and investors.

Key facts

• Move-in ready
• Air conditioning
• Private yard

Tags

• MOVE-IN READY
• NO HOA
• AIR CONDITIONING
• INVITING PORCH
• PRIVATE YARD
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $32 ($378/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (22.1% below list).
• Recommended offer: $125k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (-0.2%/yr); 194 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $5k 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 ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $160k implies a 515% 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 $124,644 (22.1% 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 22% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.78% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $166,319
• List price: $160,000
• Delta: -3.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-27,646
• Equity at exit: $23,857

10-year hold

• IRR: -16.3%
• Equity multiple: 0.20×
• Total profit: $-35,908
• Equity at exit: $13,834

Cash invested: $44,800 (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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 194
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$839
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $32

Break-even live

Break-even rent $1,207

Max offer price $160,000

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3892 S Evergreen Ave Tucson, AZ	2.0	1.0	730	$1,295	$1.77	43d	1	0.15mi
8030 E Lakeside Pkwy Tucson, AZ	1.0	1.0	610	$1,240	$2.03	2d	1	1.21mi
8030 E Lakeside Pkwy Tucson, AZ	1.0	1.0	610	$1,094	$1.79	43d	1	1.21mi
7400 E Golf Links Rd Tucson, AZ	2.0	1.0–2.0	571	$946	$1.66	1d	36	1.22mi
8250 E Golf Links Rd Tucson, AZ	1.0–3.0	1.0–2.0	865	$1,300	$1.50	1d	22	1.33mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 111 DOM
2. 2026-06-17
   days on market $160,000 Active 110 DOM
3. 2026-06-16
   days on market $160,000 Active 109 DOM
4. 2026-06-15
   days on market $160,000 Active 108 DOM
5. 2026-06-13
   days on market $160,000 Active 106 DOM
6. 2026-06-10
   days on market $160,000 Active 103 DOM
7. 2026-06-09
   days on market $160,000 Active 102 DOM
8. 2026-06-08
   days on market $160,000 Active 101 DOM
9. 2026-06-07
   days on market $160,000 Active 100 DOM
10. 2026-06-05
    days on market $160,000 Active 97 DOM
11. 2026-06-03
    days on market $160,000 Active 96 DOM
12. 2026-06-02
    days on market $160,000 Active 95 DOM
13. 2026-06-01
    days on market $160,000 Active 94 DOM
14. 2026-05-31
    days on market $160,000 Active 93 DOM
15. 2026-02-27
    listed $165,000 Active 563-char remark

    Show marketing remark (563 chars)

    Move-in ready and full of charm, this spacious 1-bedroom, 1-bathroom home offers comfort, convenience, and privacy -- all with no HOA. Enjoy year-round comfort with air conditioning and a well-designed floor plan that maximizes space and functionality. The inviting porch creates the perfect setting for morning coffee or relaxing evenings, while the private yard offers room to unwind, garden, or entertain. A dedicated laundry room adds everyday convenience, and the overall layout provides a comfortable flow ideal for both owner-occupants and investors.

16. 1994-08-30
    soldstatus $26,000
17. 1978-03-01
    soldstatus $13,550

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$487/yr (+$41/mo · 85.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $14,957
• − Mortgage interest: −$8,962
• − Property taxes: −$569
• − Insurance: −$800
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,655
• Taxable loss: −$2,422
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $960/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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Vietnamese 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: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• 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

+1117.7% since first listed

3 events — show timeline

• 2026-02-27 Listed $165,000 MLSSAZ
• 1994-08-30 Sold (Public Records) $26,000 Public Records
• 1978-03-01 Sold (Public Records) $13,550 Public Records

Property tax history

+0.8%/yr

Latest (2025): $569 · +4.2% YoY. Source: county tax records.