6311 N Barcelona Ct #1021 · Casas Adobes, AZ 85704

$95,000

1 bd · 1.0 ba · 672 sqft · Condo · 155 Days on market

Built 1972 Fair condition $141/sqft · 9% below area Est $105k · 9% under $301/mo HOA · 31% of rent

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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).

• ARV discount +11.7/15.0
• Cash flow +6.0/30.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this remodeled 1-bed 1-bath condo centrally located close to shopping, restaurants, entertainment, bus lines, U of A, and downtown. Enjoy your morning coffee on the private balcony overlooking one of two community pools and panoramic Catalina Mt views. Stay cool with ceiling fans and AC. All appliances convey, and the home is exceptionally clean, bright, and move-in ready! HOA dues cover gas, water, trash, laundry room, pest control, groundskeeping, exterior and common area maintenance, and the roof, making home ownership easy and care-free. WELCOME TO YOUR NEW HOME!!!

Key facts

• $301 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (27.6% below list).
• Meets the 1% rule at list price ($983 rent vs $95k).
• Recommended offer: $69k (27.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#8 in AZ, #2,353 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment B+; Watch: amenities D.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: The Innovation Academy (math 62% / reading 72%, grade B+, #73 of 1,109 statewide, top 7%, 411 students, 9% FRL); La Cima Middle School (math 12% / reading 19%, grade F, #155 of 218 statewide, top 71%, 421 students, 78% FRL); Amphitheater High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,163 students, 80% FRL) — zoned schools average 56% FRL vs 24% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 213 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent is only 14% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 155 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $24k; list at $95k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,804 (27.6% 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 155 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 8.1

CMA / ARV

• ARV (median comp): $104,662
• List price: $95,000
• Delta: -9.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6301 N Barcelona Ct #1006	0.02mi	1/1.0	672 (0%)	3mo	$70,500	$105	97
6301 N Barcelona Ct #1010	0.02mi	1/1.0	672 (0%)	8mo	$100,000	$149	93
6341 N Barcelona Ct Unit 807	0.04mi	1/1.0	672 (0%)	9mo	$109,999	$164	91
6341 N Barcelona Ct Unit 804	0.04mi	1/1.0	672 (0%)	11mo	$86,500	$129	89
6311 N Barcelona Ct #1023	0.00mi	1/1.0	672 (0%)	13mo	$105,000	$156	89
6322 N Barcelona Ln Unit 523	0.07mi	1/1.0	672 (0%)	10mo	$98,500	$147	88
441 W Yucca Ct #212	0.10mi	1/1.0	672 (0%)	12mo	$105,000	$156	85
6341 N Barcelona Ct #809	0.04mi	1/1.0	672 (0%)	23mo	$102,000	$152	79
6332 N Barcelona Ln #503	0.09mi	1/1.0	672 (0%)	21mo	$114,000	$170	78
5901 N Oracle Rd Apt 15	0.50mi	1/1.0	670 (-0%)	15mo	$168,000	$251	64
5901 N Oracle Rd #16	0.50mi	1/1.0	670 (-0%)	15mo	$155,000	$231	63
662 W Roller Coaster Rd	0.83mi	1/1.0	814 (+21%)	18mo	$257,000	$316	25

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -32.4%
• Equity multiple: -0.05×
• Total profit: $-27,868
• Equity at exit: $14,165

10-year hold

• IRR: -48.3%
• Equity multiple: -0.61×
• Total profit: $-42,886
• Equity at exit: $8,214

Cash invested: $26,600 (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 85704

• Rents YoY: 1.8%
• Active inventory: 213
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $983 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$301
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-181

Break-even live

Break-even rent $1,212

Max offer price $68,804

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-148	+0% $-181	+5% $-214	+10% $-247
Rent	-10% $-259	-5% $-220	+0% $-181	+5% $-142	+10% $-103
Rate	-1.0pp $-133	-0.5pp $-157	base $-181	+0.5pp $-206	+1.0pp $-231

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 N Barcelona Ct Unit 1010 Tucson, AZ	1.0	1.0	672	$899	$1.34	39d	1	0.01mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	72d	1	0.06mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	41d	1	0.06mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$899	$1.34	20d	1	0.06mi
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$799	$1.19	41d	1	0.08mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,087	$1.54	11d	18	0.22mi
444 W Orange Grove Rd Tucson, AZ	1.0–2.0	1.0–2.0	641	$868	$1.35	11d	23	0.25mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$840	$1.40	11d	6	0.34mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,410	$1.43	11d	15	0.40mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	93d	1	0.42mi
5921 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	896	$1,100	$1.23	11d	9	0.44mi
6720 N Andrea Doria Dr Tucson, AZ	1.0	1.0	450	$1,375	$3.06	35d	1	0.58mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$1,900	$2.71	39d	1	1.14mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	66d	1	1.14mi

HOA detail $301/mo · $3,612/yr condo

• Likely covers: watertrashgaslandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 155 DOM
2. 2026-08-07
   days on market $95,000 Active 154 DOM
3. 2026-08-06
   days on market $95,000 Active 153 DOM
4. 2026-08-05
   days on market $95,000 Active 152 DOM
5. 2026-08-04
   days on market $95,000 Active 151 DOM
6. 2026-08-03
   days on market $95,000 Active 150 DOM
7. 2026-07-31
   days on market $95,000 Active 147 DOM
8. 2026-07-30
   days on market $95,000 Active 146 DOM
9. 2026-07-30
   days on market $95,000 Active 145 DOM
10. 2026-07-28
    days on market $95,000 Active 144 DOM
11. 2026-07-26
    days on market $95,000 Active 142 DOM
12. 2026-07-24
    days on market $95,000 Active 140 DOM
13. 2026-07-23
    days on market $95,000 Active 139 DOM
14. 2026-07-22
    days on market $95,000 Active 138 DOM
15. 2026-07-21
    days on market $95,000 Active 137 DOM
16. 2026-07-20
    days on market $95,000 Active 136 DOM
17. 2026-07-18
    days on market $95,000 Active 134 DOM
18. 2026-07-18
    days on market $95,000 Active 133 DOM
19. 2026-07-16
    days on market $95,000 Active 132 DOM
20. 2026-07-15
    days on market $95,000 Active 131 DOM
21. 2026-07-14
    days on market $95,000 Active 130 DOM
22. 2026-07-13
    days on market $95,000 Active 129 DOM
23. 2026-07-13
    days on market $95,000 Active 128 DOM
24. 2026-07-11
    days on market $95,000 Active 127 DOM
25. 2026-07-10
    days on market $95,000 Active 126 DOM
26. 2026-07-09
    days on market $95,000 Active 125 DOM
27. 2026-07-07
    days on market $95,000 Active 123 DOM
28. 2026-07-06
    days on market $95,000 Active 122 DOM
29. 2026-07-05
    days on market $95,000 Active 121 DOM
30. 2026-07-03
    days on market $95,000 Active 119 DOM
31. 2026-07-02
    days on market $95,000 Active 118 DOM
32. 2026-07-01
    days on market $95,000 Active 117 DOM
33. 2026-06-30
    days on market $95,000 Active 116 DOM
34. 2026-06-29
    days on market $95,000 Active 115 DOM
35. 2026-06-28
    days on market $95,000 Active 114 DOM
36. 2026-06-27
    days on market $95,000 Active 113 DOM
37. 2026-06-27
    days on market $95,000 Active 112 DOM
38. 2026-06-25
    days on market $95,000 Active 110 DOM
39. 2026-06-22
    days on market $95,000 Active 108 DOM
40. 2026-06-21
    days on market $95,000 Active 107 DOM
41. 2026-06-18
    days on market $95,000 Active 104 DOM
42. 2026-06-17
    days on market $95,000 Active 103 DOM
43. 2026-06-16
    days on market $95,000 Active 102 DOM
44. 2026-06-15
    days on market $95,000 Active 101 DOM
45. 2026-06-13
    days on market $95,000 Active 99 DOM
46. 2026-06-10
    days on market $95,000 Active 96 DOM
47. 2026-06-09
    days on market $95,000 Active 95 DOM
48. 2026-06-08
    days on market $95,000 Active 94 DOM
49. 2026-06-07
    days on market $95,000 Active 93 DOM
50. 2026-06-05
    days on market $95,000 Active 90 DOM

ⓘ 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 · 19 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: $11,795
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$944
• − Management: −$944
• − HOA: −$3,612
• − Depreciation: −$2,764
• Taxable loss: −$3,689
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $-1,287/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 · 1 photo

Fair 45/100 Cosmetic rehab Est. rehab $3,360–$10,080 screening

This remodeled 1-bedroom 1-bath condo is centrally located and move-in ready, but it could benefit from some cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace ceiling fans and AC units — Upgrading to energy-efficient units can improve comfort and reduce utility costs ↑
• Both Install new flooring in kitchen and bathrooms — New flooring can enhance the home's appeal and value ↑
• Both Upgrade kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can increase curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary The Innovation Academy B+ AZ #73/1,109 Nat'l #4,366/41,679 Middle La Cima Middle School F AZ #155/218 Nat'l #12,557/14,009 High Amphitheater High School F AZ #343/381 Nat'l #16,463/17,239

Schools (NCES district)

• District: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

B Composite livability gradescore 79/100

Livability — Casas Adobes

• Score: 79/100
• State rank: #8
• US rank: #2353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casas Adobes, AZ
• County: Pima County · 1,066,056 people
• City population: 67,940
• Metro: Tucson, AZ
• Population (ZIP): 35,210
• Household income: $81,696
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 9% Other Asian/Pacific 1% Other Indo-European 1%

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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: ▼ -361.61%
• Current HPI: 300.8235
• Rent YoY: ▲ 1.83%
• Metro: Tucson, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

+191.2% since first listed

6 events — show timeline

• 2026-03-06 Listed $99,000 MLSSAZ
• 2012-04-03 Sold (MLS) $23,500 MLSSAZ
• 2012-02-23 Listing Removed — MLSSAZ
• 2012-02-17 Listed $21,780 MLSSAZ
• 1998-07-15 Listing Removed — MLSSAZ
• 1998-02-09 Listed $34,000 MLSSAZ