1348 S Avenida Polar Unit K111 · Tucson, AZ 85710

$70,000

1 bd · 1.0 ba · 750 sqft · Condo · 41 Days on market

Built 1964 Average condition $93/sqft · 40% below area Est $118k · 40% under $354/mo HOA · 34% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +9.8/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare ground-floor 1-bedroom, 1-bath home featuring an enclosed patio and a large, fenced backyard. Concrete floors throughout and an updated bathroom. Ideally located near the community room, pool and hot tub, and convenient parking. The monthly fee includes property taxes, water, trash, sewer, gas, roof, exterior maintenance, pest control, access to the community room, and more. Close to shopping, bus lines, and restaurants. Cash only. No rentals permitted.

Key facts

• Community room
• Pool
• Concrete floors

Tags

• ENCLOSED PATIO
• LARGE FENCED BACKYARD
• CONCRETE FLOORS
• UPDATED BATHROOM
• COMMUNITY ROOM
• POOL

Property features AI

Finance

• HOA & community: Association: Oxford Homes; Monthly HOA fee; Community clubhouse; On-site laundry; Community pool and spa/hot tub; HOA covers common area maintenance, exterior unit maintenance, gas, pest control, roof repair/replacement, sewer and water; HOA transfer fee

Exterior

• Security: Wrought iron security door
• Utilities: Public water; Sewer connected
• Home design: Condominium; One story; Facing north
• Construction: Brick construction; Built-up reflective roof
• Exterior features: Enclosed patio/porch; Wood fencing; Paved road access (city-maintained); North/South exposure

Interior

• Kitchen: Refrigerator; Electric range; Electric oven
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Evaporative cooling; Window cooling unit(s)
• Interior features: Refrigerator; Electric range and oven

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (4.0% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $67k (4.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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-, 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: Wheeler Elementary School (math 22% / reading 32%, grade F, #600 of 1,109 statewide, top 56%, 416 students, 73% FRL); Palo Verde High Magnet School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 691 students, 65% FRL).
• Market conditions: Rents rising (+1.6%/yr); 210 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); 48% 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 $484 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 41 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,219 (4.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. 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?
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: 1.48% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $117,547
• List price: $70,000
• Delta: -40.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-13,763
• Equity at exit: $10,437

10-year hold

• IRR: -19.3%
• Equity multiple: 0.07×
• Total profit: $-18,317
• Equity at exit: $6,052

Cash invested: $19,600 (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 85710

• Rents YoY: 1.6%
• Active inventory: 210
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$354
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-19

Break-even live

Break-even rent $1,060

Max offer price $67,219

Occupancy floor 97%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 S Sahuara Ave Tucson, AZ	2.0	1.0	730	$1,290	$1.77	3d	1	0.69mi
1266 S Sahuara Ave Tucson, AZ	2.0	1.0	986	$1,195	$1.21	23d	1	0.71mi
834 S Langley Ave #201 Tucson, AZ	2.0	2.0	970	$1,200	$1.24	43d	1	0.77mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,050	$1.11	3d	1	0.78mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,175	$1.24	23d	1	0.78mi
820 S Langley Ave Unit 204 Tucson, AZ	2.0	2.0	945	$1,100	$1.16	11d	1	0.81mi
840 S Langley Ave #102 Tucson, AZ	1.0	1.0	610	$1,095	$1.80	43d	1	0.81mi
5757 E 23rd St Tucson, AZ	1.0	1.0	550	$695	$1.26	21d	1	0.82mi
6625 E Golf Links Rd #2 Tucson, AZ	2.0	2.0	849	$995	$1.17	11d	1	0.82mi
808 S Langley Ave Unit 106 Tucson, AZ	2.0	2.0	945	$1,175	$1.24	2d	1	0.83mi
808 S Langley Ave Unit 201 Tucson, AZ	2.0	2.0	945	$1,050	$1.11	23d	1	0.83mi
5758 E 24th St Tucson, AZ	2.0	1.0	860	$1,175	$1.37	43d	1	0.83mi
816 S Langley Ave #203 Tucson, AZ	2.0	1.0	945	$1,050	$1.11	23d	1	0.86mi
816 S Langley Ave #204 Tucson, AZ	2.0	2.0	945	$1,800	$1.90	43d	1	0.86mi
5737 E 24th St Tucson, AZ	2.0	1.0	873	$1,200	$1.37	43d	1	0.86mi
5711 E 26th St Apt B Tucson, AZ	2.0	1.0	700	$800	$1.14	43d	1	0.89mi
6502 E Golf Links Rd Tucson, AZ	2.0	1.0	550	$852	$1.55	10d	12	0.89mi
6091 E Golf Links Rd Unit 6141-06 Tucson, AZ	2.0	1.0	900	$1,270	$1.41	23d	1	0.89mi
6091 E Golf Links Rd Unit 6121-14 Tucson, AZ	2.0	1.0	810	$1,139	$1.41	23d	1	0.89mi
5706 E 24th St Tucson, AZ	2.0	1.0	784	$1,250	$1.59	11d	1	0.90mi
810 S Kolb Rd Unit 4 Tucson, AZ	2.0	1.0	850	$995	$1.17	43d	1	0.90mi
1809 S Van Buren Ave Tucson, AZ	2.0	1.0	816	$995	$1.22	16d	1	0.94mi
1345 S Kolb Rd Tucson, AZ	2.0	1.5	1050	$1,399	$1.33	43d	1	0.99mi
6850 E Golf Links Rd Tucson, AZ	2.0	1.0–1.5	517	$998	$1.93	43d	1	1.01mi
5626 E 26th St Unit 5626 05 Tucson, AZ	1.0	1.0	640	$750	$1.17	23d	1	1.03mi
5626 E 26th St Unit 5626 10 Tucson, AZ	1.0	1.0	640	$695	$1.09	23d	1	1.03mi
5619 E 28th St Unit 5629 Tucson, AZ	1.0	1.0	720	$795	$1.10	43d	1	1.03mi
7001 E Golf Links Rd Tucson, AZ	2.0–3.0	1.0–2.0	885	$1,121	$1.27	2d	9	1.07mi
5550 E 26th St Tucson, AZ	2.0	1.0	412	$874	$2.12	43d	1	1.11mi
1704 S Jefferson Ave Unit WI1710-6 Tucson, AZ	2.0	1.0	750	$995	$1.33	43d	1	1.12mi
1005 S Craycroft Rd Unit CWAC18 Tucson, AZ	1.0	1.0	604	$825	$1.37	23d	1	1.20mi
1507 S Woodland Ave Unit A Tucson, AZ	2.0	1.0	737	$995	$1.35	43d	1	1.24mi
1501 S Woodland Ave Tucson, AZ	2.0	1.0	608	$822	$1.35	43d	4	1.24mi
1501 S Woodland Ave Unit B Tucson, AZ	2.0	1.0	737	$949	$1.29	23d	1	1.24mi
1503 S Woodland Ave Unit B Tucson, AZ	2.0	1.0	737	$1,050	$1.42	43d	1	1.24mi
6639 E Broadway Blvd Tucson, AZ	1.0	1.0	650	$949	$1.46	43d	1	1.24mi
6639 E Broadway Blvd Tucson, AZ	2.0	2.0	962	$1,249	$1.30	44d	1	1.24mi
1401 S Woodland Ave Unit 1401 Tucson, AZ	2.0	1.0	830	$700	$0.84	23d	1	1.24mi
1523 S Woodland Ave Unit A Tucson, AZ	1.0	1.0	625	$895	$1.43	43d	1	1.25mi
1505 S Woodland Ave Unit B Tucson, AZ	2.0	1.0	757	$995	$1.31	43d	1	1.25mi

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Likely covers: watersewertrashgasexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 41 DOM
2. 2026-06-17
   days on market $70,000 Active 40 DOM
3. 2026-06-16
   days on market $70,000 Active 39 DOM
4. 2026-06-15
   days on market $70,000 Active 38 DOM
5. 2026-06-13
   days on market $70,000 Active 36 DOM
6. 2026-06-10
   days on market $70,000 Active 33 DOM
7. 2026-06-09
   days on market $70,000 Active 32 DOM
8. 2026-06-08
   days on market $70,000 Active 31 DOM
9. 2026-06-07
   days on market $70,000 Active 30 DOM
10. 2026-06-05
    days on market $70,000 Active 27 DOM
11. 2026-06-03
    days on market $70,000 Active 26 DOM
12. 2026-06-02
    days on market $70,000 Active 25 DOM
13. 2026-06-01
    days on market $70,000 Active 24 DOM
14. 2026-05-31
    days on market $70,000 Active 23 DOM
15. 2026-05-08
    listed $70,000 Active 464-char remark

ⓘ 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 7/10 Severe 4 d/yr ≥105°F today · 11 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: $12,433
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$995
• − Management: −$995
• − HOA: −$4,248
• − Depreciation: −$2,036
• Taxable loss: −$1,161
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $48/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 · 22 photos

Average 55/100 Cosmetic rehab

A moderately updated townhouse with average condition, requiring minor repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — Dated appearance
• Minor bathroom tile — Dated appearance
• Minor exterior siding — Weathered appearance

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen backsplash — Modernizes kitchen and adds value
• Both Replace bathroom tile — Modernizes bathroom and adds value
• Both Paint exterior siding — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · Dated appearance	Minor	$500–3,000
bathroom tile · Dated appearance	Minor	$500–3,000
exterior siding · Weathered appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen backsplash — Modernizes kitchen and adds value ↑
• Both Replace bathroom tile — Modernizes bathroom and adds value ↑
• Both Paint exterior siding — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 56,125
• Household income: $57,175
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3888.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 11% Arabic 1% Other Indo-European 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: ▼ -287.68%
• Current HPI: 291.8039
• Rent YoY: ▲ 1.61%
• 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

1 event — show timeline

• 2026-05-08 Listed $70,000 MLSSAZ