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

$95,000

1 bd · 1.0 ba · 672 sqft · Condo · 247 Days on market

Built 1972 Fair condition $141/sqft · 8% below area Est $103k · 8% under $301/mo HOA · 31% of rent

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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).

• ARV discount +10.9/15.0
• Cash flow +5.7/30.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• DSCR +0.1/10.0
• 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 $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (29.4% below list).
• Meets the 1% rule at list price ($968 rent vs $95k).
• Recommended offer: $67k (29.4% 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: Copper Creek Elementary School (math 32% / reading 47%, grade F, #398 of 1,109 statewide, top 37%, 297 students, 25% 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 61% FRL vs 24% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the Amphitheater Unified District (4406) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 308 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 44% 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 247 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 $67,061 (29.4% 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 247 days. Have you received any prior offers? Is the seller open to a 29% 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: 1.02% ✓
• Cap rate: 3.85%
• Cash-on-cash: -8.71%
• DSCR: 0.61
• GRM: 8.2

CMA / ARV

• ARV (median comp): $102,863
• List price: $95,000
• Delta: -7.64%
• 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%)	6mo	$70,500	$105	94
6301 N Barcelona Ct #1010	0.02mi	1/1.0	672 (0%)	10mo	$100,000	$149	90
6341 N Barcelona Ct Unit 807	0.04mi	1/1.0	672 (0%)	12mo	$109,999	$164	88
6341 N Barcelona Ct Unit 804	0.04mi	1/1.0	672 (0%)	14mo	$86,500	$129	86
6311 N Barcelona Ct #1023	0.00mi	1/1.0	672 (0%)	16mo	$105,000	$156	86
6322 N Barcelona Ln Unit 523	0.07mi	1/1.0	672 (0%)	13mo	$98,500	$147	86
441 W Yucca Ct #212	0.10mi	1/1.0	672 (0%)	16mo	$105,000	$156	82
6341 N Barcelona Ct #809	0.04mi	1/1.0	672 (0%)	26mo	$102,000	$152	78
6332 N Barcelona Ln #503	0.09mi	1/1.0	672 (0%)	24mo	$114,000	$170	76
5901 N Oracle Rd Apt 15	0.50mi	1/1.0	670 (-0%)	18mo	$168,000	$251	61
5901 N Oracle Rd #16	0.50mi	1/1.0	670 (-0%)	18mo	$155,000	$231	61
662 W Roller Coaster Rd	0.83mi	1/1.0	814 (+21%)	21mo	$257,000	$316	22

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: -33.5%
• Equity multiple: -0.08×
• Total profit: $-28,618
• Equity at exit: $14,165

10-year hold

• IRR: -52.2%
• Equity multiple: -0.67×
• Total profit: $-44,457
• 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: 308
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$301
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-193

Break-even live

Break-even rent $1,212

Max offer price $67,061

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-160	+0% $-193	+5% $-226	+10% $-259
Rent	-10% $-270	-5% $-231	+0% $-193	+5% $-155	+10% $-117
Rate	-1.0pp $-145	-0.5pp $-169	base $-193	+0.5pp $-218	+1.0pp $-243

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 16 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	130d	1	0.01mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	164d	1	0.06mi
6341 N Barcelona Ct #809 Tucson, AZ	1.0	1.0	672	$899	$1.34	133d	1	0.06mi
6351 N Barcelona Ct Tucson, AZ	1.0	1.0	672	$799	$1.19	10d	1	0.06mi
6332 N Barcelona Ln Tucson, AZ	1.0	1.0	672	$645	$0.96	7d	1	0.08mi
6200 N Oracle Rd Tucson, AZ	2.0	1.0–2.0	705	$1,150	$1.63	10d	6	0.22mi
444 W Orange Grove Rd Tucson, AZ	1.0	1.0	509	$978	$1.92	0d	9	0.25mi
513 W Panorama Rd Tucson, AZ	1.0–2.0	1.0	600	$799	$1.33	2d	8	0.34mi
750 W Orange Grove Rd Tucson, AZ	1.0–3.0	1.0–2.0	983	$1,300	$1.32	2d	8	0.40mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	184d	1	0.42mi
75 E Rudasill Rd Tucson, AZ	1.0	1.0	533	$1,250	$2.35	10d	1	0.44mi
5921 N Oracle Rd Tucson, AZ	1.0–2.0	1.0–2.0	868	$1,149	$1.32	0d	7	0.44mi
5901 N Oracle Rd Tucson, AZ	1.0	1.0	670	$995	$1.49	55d	1	0.51mi
6720 N Andrea Doria Dr Tucson, AZ	1.0	1.0	450	$1,375	$3.06	127d	1	0.58mi
7040 N Montecatina Dr Tucson, AZ	1.0	1.0	700	$2,000	$2.86	10d	1	1.14mi
7040 N Montecatina Dr Unit 1 Tucson, AZ	1.0	1.0	700	$1,900	$2.71	158d	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. 2026-11-08
   days on market $95,000 Active 247 DOM
2. 2026-11-07
   days on market $95,000 Active 246 DOM
3. 2026-11-06
   days on market $95,000 Active 245 DOM
4. 2026-11-05
   days on market $95,000 Active 244 DOM
5. 2026-11-04
   days on market $95,000 Active 243 DOM
6. 2026-11-02
   days on market $95,000 Active 241 DOM
7. 2026-11-01
   days on market $95,000 Active 240 DOM
8. 2026-10-31
   days on market $95,000 Active 239 DOM
9. 2026-10-30
   days on market $95,000 Active 238 DOM
10. 2026-10-29
    days on market $95,000 Active 237 DOM
11. 2026-10-28
    days on market $95,000 Active 236 DOM
12. 2026-10-27
    days on market $95,000 Active 235 DOM
13. 2026-10-26
    days on market $95,000 Active 234 DOM
14. 2026-10-26
    days on market $95,000 Active 233 DOM
15. 2026-10-24
    days on market $95,000 Active 232 DOM
16. 2026-10-23
    days on market $95,000 Active 231 DOM
17. 2026-10-22
    days on market $95,000 Active 230 DOM
18. 2026-10-21
    days on market $95,000 Active 229 DOM
19. 2026-10-20
    days on market $95,000 Active 228 DOM
20. 2026-10-19
    days on market $95,000 Active 227 DOM
21. 2026-10-18
    days on market $95,000 Active 226 DOM
22. 2026-10-17
    days on market $95,000 Active 225 DOM
23. 2026-10-16
    days on market $95,000 Active 224 DOM
24. 2026-10-15
    days on market $95,000 Active 223 DOM
25. 2026-10-14
    days on market $95,000 Active 222 DOM
26. 2026-10-13
    days on market $95,000 Active 221 DOM
27. 2026-10-12
    days on market $95,000 Active 220 DOM
28. 2026-10-11
    days on market $95,000 Active 219 DOM
29. 2026-10-10
    days on market $95,000 Active 218 DOM
30. 2026-10-09
    days on market $95,000 Active 217 DOM
31. 2026-10-08
    days on market $95,000 Active 216 DOM
32. 2026-10-07
    days on market $95,000 Active 215 DOM
33. 2026-10-06
    days on market $95,000 Active 214 DOM
34. 2026-10-05
    days on market $95,000 Active 213 DOM
35. 2026-10-04
    days on market $95,000 Active 212 DOM
36. 2026-10-04
    days on market $95,000 Active 211 DOM
37. 2026-10-02
    days on market $95,000 Active 210 DOM
38. 2026-10-01
    days on market $95,000 Active 209 DOM
39. 2026-09-30
    days on market $95,000 Active 208 DOM
40. 2026-09-29
    days on market $95,000 Active 207 DOM
41. 2026-09-28
    days on market $95,000 Active 206 DOM
42. 2026-09-27
    days on market $95,000 Active 205 DOM
43. 2026-09-25
    days on market $95,000 Active 203 DOM
44. 2026-09-24
    days on market $95,000 Active 202 DOM
45. 2026-09-23
    days on market $95,000 Active 201 DOM
46. 2026-09-22
    days on market $95,000 Active 200 DOM
47. 2026-09-21
    days on market $95,000 Active 199 DOM
48. 2026-09-20
    days on market $95,000 Active 198 DOM
49. 2026-09-19
    days on market $95,000 Active 197 DOM
50. 2026-09-18
    days on market $95,000 Active 196 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: $11,612
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$929
• − Management: −$929
• − HOA: −$3,612
• − Depreciation: −$2,764
• Taxable loss: −$3,843
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $-1,395/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%
• 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