3028-3032 E Presidio Rd · Tucson, AZ 85716

$469,000

15 bd · 9.0 ba · 2,243 sqft · MultiFamily public records · 8 Days on market

Built 1979 9,148 sqft lot

---

Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Cash-conv-assume Qualifying. Units In Excellent Condition.Tenant Are Long Time Residents.Expense $ Are 1996 Actual.Rental Income $ Are Current.Sits Back Off Street.Units Include Refrigerators.Pls Do Not Disturb Tenants. Owner Lives In 3018.Ideal For Owner/Manager.Must Be Bought Separately

Key facts

• Central ac
• Off street parking
• Washer dryer hook up

Tags

• REMODELED UNITS
• CENTRAL AC
• GAS HEATING
• OFF STREET PARKING
• WASHER DRYER HOOK UP
• PRIVATE FENCED BACK YARD

Property features AI

Finance

• Other: Zoning: Tucson - R2
• Financial info: Three total units; Gross scheduled income: $38,100; Gross income: $36,957; Net operating income: $29,649; Operating expenses: $7,308; Insurance expense: $1,100; Water/sewer expense: $1,400; Annual taxes (2024): $2,808

Exterior

• Parking: Six parking spaces total; Parking on property for each unit
• Utilities: Public water; Sewer connected
• Home design: Triplex (multifamily property); Single-story units
• Construction: Block construction; Built-up roof
• Exterior features: Chain link and wood fencing; North/South exposure; Paved city-maintained road

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Two 2-bedroom units (both single-story, first-floor); One 1-bedroom unit (single-story)
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Gas pack heating; Central air conditioning
• Interior features: Electric range, dishwasher, refrigerator; Storage
• Laundry & utility: On-site storage

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $469k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative. Per door: $-157/mo.
• To cash-flow at today's rent, offer at most $386k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (34.5% below list).
• Recommended offer: $307k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Blenman Elementary School (math 2% / reading 12%, grade F, #1,064 of 1,109 statewide, top 97%, 267 students, 78% FRL); Doolen Middle School (math 11% / reading 17%, grade F, #164 of 218 statewide, top 76%, 538 students, 67% FRL); Sabino High School (math 27% / reading 37%, grade F, #104 of 381 statewide, top 28%, 862 students, 25% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 143 active listings in the ZIP; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• At $3,073/mo this rent would consume 75% of the median local household income ($49k/yr) (locally 2241% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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.
• Current owner paid $249k; list at $469k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $307,300 (34.5% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.66% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.39% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.15×
• Total profit: $-111,070
• Equity at exit: $69,929

10-year hold

• IRR: -26.4%
• Equity multiple: -0.18×
• Total profit: $-155,490
• Equity at exit: $40,551

Cash invested: $131,320 (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 85716

• Rents YoY: 1.4%
• Active inventory: 143
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $3,073 high
• Mortgage (P&I): −$2,459
• Tax from tax record: −$244 /mo · $2,927/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $-471

Break-even live

Break-even rent $3,669

Max offer price $385,767

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,100
1× unit	1	1	$972
Total (3 units)			$3,073

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $469,000 Active 8 DOM
2. 2026-06-17
   days on market $469,000 Active 7 DOM
3. 2026-06-16
   days on market $469,000 Active 6 DOM
4. 2026-06-15
   days on market $469,000 Active 5 DOM
5. 2026-06-13
   remarks 654-char remark
6. 2026-06-13
   listed $469,000 Active 3 DOM

ⓘ 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: $2,927 · $244/mo
• Projected year-2 tax: $3,095 · $258/mo
• Expected delta: +$168/yr (+$14/mo · 5.7%)

ⓘ 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 1/10 Low
• 🌡 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: $36,876
• − Mortgage interest: −$26,271
• − Property taxes: −$2,927
• − Insurance: −$2,345
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$13,644
• Taxable loss: −$14,211
• Est. tax savings @ 24.0%: +$3,411
• After-tax cash flow: $-2,243/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): 32,976
• Household income: $49,061
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 2241.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 16% Black 5% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 80% English-only · Spanish 14% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -438.84%
• Current HPI: 274.9061
• Rent YoY: ▲ 1.39%
• 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

+369.0% since first listed

10 events — show timeline

• 2026-06-10 Listed $469,000 MLSSAZ
• 2025-09-28 Listing Removed — MLSSAZ
• 2025-08-24 Price Changed $459,000 MLSSAZ
• 2025-07-24 Price Changed $469,000 MLSSAZ
• 2025-07-07 Listed $479,000 MLSSAZ
• 2021-06-21 Sold (Public Records) $248,937 Public Records
• 1998-01-30 Sold (Public Records) $131,000 Public Records
• 1998-01-30 Sold (MLS) $131,000 MLSSAZ
• 1997-09-25 Listed $135,000 MLSSAZ
• 1987-02-18 Sold (Public Records) $100,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,927 · +4.2% YoY. Source: county tax records.