1366 S Avenida Polar Unit G205 · Tucson, AZ 85710

$61,900

1 bd · 1.0 ba · 850 sqft · Condo · 177 Days on market

Built 1964 Good condition $73/sqft · 52% below area $397/mo HOA · 37% of rent ↓ 23% since listing

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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).

• Cash flow +15.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within a lush, park-like setting surrounded by towering palms, evergreens & citrus trees, this charming co-op offers easy living right in the heart of everything. Enjoy peaceful walking trails, relaxing benches, playgrounds, basketball courts & vibrant community center featuring a sparkling lap pool, soothing spa, shaded Ramadas & BBQ areas. The community is pet-friendly w/ convenient clean-up stations, spacious laundry facilities, and ample guest parking. Inside, discover thoughtful designer touches throughout from crystal-tipped curtain rods and stylish lighting to upgraded plumbing fixtures & modern finishes. The well designed kitchen boasts white shaker cabinets, granite countertops, stainless steel appliances & an island perfect for meal prep or casual dining. The bath features new Vykrell surrounds & sleek new tub for easy cleaning. A flexible bonus room offers endless possibilities as a home office, fitness area, or even a chic dressing room. Wood-look vinyl flooring & carpet create a warm & inviting atmosphere, while the new Goettl HVAC system and newer water heater add comfort & peace of mind. Ideally located near shopping, restaurants, grocery stores, entertainment, gyms, bus routes & the University of Arizona--this home blends modern upgrades w/ unbeatable convenience.

Key facts

• Community center
• Bbq areas
• Park-like setting

Tags

• PARK-LIKE SETTING
• WALKING TRAILS
• COMMUNITY CENTER
• LAP POOL
• SOOTHING SPA
• BBQ AREAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($246/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.8% 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); Ida Flood Dodge Traditional Middle Magnet School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 396 students, 52% FRL); Palo Verde High Magnet School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 691 students, 65% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 344 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $428 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 177 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $54,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.73% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $129,369
• List price: $61,900
• Delta: -50.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6192 E 21st St	0.36mi	2/1.0 (+1)	800 (-6%)	1mo	$145,000	$181	68
1330 S Avenida Polar Unit E12	0.04mi	2/1.5 (+1)	985 (+16%)	7mo	$132,000	$134	60
1306 S Avenida Polar Unit B2	0.12mi	2/2.0 (+1)	985 (+16%)	6mo	$155,000	$157	56
5641 E 31st St	1.03mi	2/1.0 (+1)	875 (+3%)	2mo	$117,500	$134	54
810 S Kolb Rd #53	0.96mi	2/1.0 (+1)	891 (+5%)	2mo	$75,000	$84	50
7120 E 38th St	1.39mi	2/1.0 (+1)	922 (+8%)	4mo	$206,000	$223	42
828 S Langley Ave #101	0.91mi	2/2.0 (+1)	945 (+11%)	0mo	$125,000	$132	37
806 S Langley Ave Unit 104	0.87mi	2/2.0 (+1)	919 (+8%)	8mo	$148,000	$161	36
814 S Langley Ave #104	0.92mi	2/2.0 (+1)	945 (+11%)	2mo	$124,000	$131	35
828 S Langley Ave #103	0.92mi	2/2.0 (+1)	945 (+11%)	5mo	$85,000	$90	33
820 S Langley Ave #205	0.87mi	2/2.0 (+1)	945 (+11%)	5mo	$120,000	$127	33
808 S Langley Ave #105	0.89mi	2/2.0 (+1)	945 (+11%)	7mo	$120,000	$127	32

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-9,943
• Equity at exit: $9,229

10-year hold

• IRR: -12.9%
• Equity multiple: 0.32×
• Total profit: $-11,812
• Equity at exit: $5,352

Cash invested: $17,332 (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: 344
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$77 /mo · $928/yr
• Insurance: −$26
• HOA: −$397
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $20

Break-even live

Break-even rent $1,044

Max offer price $61,900

Occupancy floor 93%

Sensitivity live

Price	-10% $63	-5% $42	+0% $20	+5% $-1	+10% $-22
Rent	-10% $-64	-5% $-22	+0% $20	+5% $63	+10% $105
Rate	-1.0pp $52	-0.5pp $36	base $20	+0.5pp $4	+1.0pp $-12

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: $15,475
• Closing costs: $1,857
• Club membership (one-time): —
• 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	99d	1	0.63mi
1266 S Sahuara Ave Tucson, AZ	2.0	1.0	986	$1,195	$1.21	119d	1	0.65mi
5822 E 24th St Unit A Tucson, AZ	2.0	1.0	800	$825	$1.03	9d	1	0.70mi
5815 E 23rd St Tucson, AZ	2.0	2.0	800	$1,100	$1.38	9d	1	0.72mi
5757 E 23rd St Tucson, AZ	1.0	1.0	550	$695	$1.26	117d	1	0.76mi
5757 E 23rd St Unit C2 Tucson, AZ	2.0	1.0	750	$950	$1.27	9d	1	0.76mi
5758 E 24th St Tucson, AZ	2.0	1.0	860	$1,175	$1.37	139d	1	0.77mi
5737 E 24th St Tucson, AZ	2.0	1.0	873	$1,200	$1.37	139d	1	0.80mi
5739 E 26th St Tucson, AZ	2.0	1.0	850	$1,100	$1.29	9d	1	0.80mi
834 S Langley Ave #201 Tucson, AZ	2.0	2.0	970	$1,200	$1.24	139d	1	0.83mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,175	$1.24	119d	1	0.83mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,050	$1.11	99d	1	0.83mi
5711 E 26th St Apt B Tucson, AZ	2.0	1.0	700	$800	$1.14	139d	1	0.83mi
836 S Langley Ave Tucson, AZ	2.0	2.0	948	$950	$1.00	5d	1	0.83mi
5706 E 24th St Tucson, AZ	2.0	1.0	784	$1,100	$1.40	71d	1	0.84mi
6625 E Golf Links Rd #2 Tucson, AZ	2.0	2.0	849	$995	$1.17	107d	1	0.84mi
808 S Langley Ave Tucson, AZ	2.0	2.0	945	$1,212	$1.28	93d	2	0.84mi
806 S Langley Ave Tucson, AZ	2.0	2.0	919	$1,145	$1.25	63d	1	0.86mi
820 S Langley Ave Unit 204 Tucson, AZ	2.0	2.0	945	$1,100	$1.16	107d	1	0.86mi
6091 E Golf Links Rd Unit 6141-06 Tucson, AZ	2.0	1.0	900	$1,270	$1.41	119d	1	0.86mi
6091 E Golf Links Rd Unit 6121-14 Tucson, AZ	2.0	1.0	810	$1,139	$1.41	119d	1	0.86mi
840 S Langley Ave #102 Tucson, AZ	1.0	1.0	610	$1,095	$1.80	139d	1	0.86mi
808 S Langley Ave Tucson, AZ	2.0	2.0	945	$1,250	$1.32	9d	1	0.88mi
808 S Langley Ave Unit 201 Tucson, AZ	2.0	2.0	945	$1,050	$1.11	119d	1	0.88mi
1809 S Van Buren Ave Tucson, AZ	2.0	1.0	816	$995	$1.22	111d	1	0.88mi
6502 E Golf Links Rd Tucson, AZ	2.0	1.0	550	$852	$1.55	3d	11	0.90mi
816 S Langley Ave #203 Tucson, AZ	2.0	1.0	945	$1,050	$1.11	119d	1	0.91mi
816 S Langley Ave #204 Tucson, AZ	2.0	2.0	945	$1,800	$1.90	139d	1	0.91mi
5657 E 28th St Tucson, AZ	2.0	1.0	650	$850	$1.31	6d	1	0.91mi
5655 E 28th St Tucson, AZ	2.0	1.0	650	$850	$1.31	6d	1	0.91mi
5653 E 28th St Tucson, AZ	2.0	1.0	650	$800	$1.23	9d	1	0.91mi
1806 S Van Buren Ave Tucson, AZ	2.0	1.0	650	$1,095	$1.68	9d	1	0.92mi
1816 S Van Buren Ave Tucson, AZ	2.0	1.0	650	$1,095	$1.68	9d	1	0.92mi
1814 S Van Buren Ave Tucson, AZ	2.0	1.0	650	$1,095	$1.68	9d	1	0.92mi
5636 E 26th St Unit 3 Tucson, AZ	2.0	2.0	890	$1,275	$1.43	5d	1	0.94mi
5636 E 26th St Unit 2 Tucson, AZ	2.0	2.0	915	$1,325	$1.45	4d	1	0.94mi
6666 E Golf Links Rd Tucson, AZ	2.0	1.0	895	$1,380	$1.54	0d	3	0.94mi
6666 E Golf Links Rd Tucson, AZ	2.0	1.0	895	$1,180	$1.32	88d	3	0.94mi
810 S Kolb Rd Tucson, AZ	2.0	1.0	850	$875	$1.03	82d	1	0.95mi
810 S Kolb Rd Unit 4 Tucson, AZ	2.0	1.0	850	$995	$1.17	139d	1	0.95mi

HOA detail $397/mo · $4,764/yr condo

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

Listing history 50 events

1. 2026-09-24
   pricedays on market $61,900 Active 177 DOM
2. 2026-09-23
   days on market $64,000 Active 176 DOM
3. 2026-09-22
   days on market $64,000 Active 175 DOM
4. 2026-09-21
   days on market $64,000 Active 174 DOM
5. 2026-09-20
   days on market $64,000 Active 173 DOM
6. 2026-09-19
   days on market $64,000 Active 172 DOM
7. 2026-09-18
   days on market $64,000 Active 171 DOM
8. 2026-09-17
   days on market $64,000 Active 170 DOM
9. 2026-09-16
   days on market $64,000 Active 169 DOM
10. 2026-09-15
    days on market $64,000 Active 168 DOM
11. 2026-09-14
    days on market $64,000 Active 167 DOM
12. 2026-09-13
    days on market $64,000 Active 166 DOM
13. 2026-09-12
    days on market $64,000 Active 165 DOM
14. 2026-09-11
    days on market $64,000 Active 164 DOM
15. 2026-09-05
    days on market $64,000 Active 158 DOM
16. 2026-09-04
    days on market $64,000 Active 157 DOM
17. 2026-09-03
    days on market $64,000 Active 156 DOM
18. 2026-08-31
    pricedays on market $64,000 Active 153 DOM
19. 2026-08-29
    days on market $69,000 Active 151 DOM
20. 2026-08-28
    days on market $69,000 Active 150 DOM
21. 2026-08-27
    days on market $69,000 Active 149 DOM
22. 2026-08-26
    days on market $69,000 Active 148 DOM
23. 2026-08-25
    days on market $69,000 Active 147 DOM
24. 2026-08-24
    days on market $69,000 Active 146 DOM
25. 2026-08-23
    days on market $69,000 Active 145 DOM
26. 2026-08-22
    days on market $69,000 Active 144 DOM
27. 2026-08-21
    days on market $69,000 Active 143 DOM
28. 2026-08-20
    days on market $69,000 Active 142 DOM
29. 2026-08-19
    days on market $69,000 Active 141 DOM
30. 2026-08-18
    days on market $69,000 Active 140 DOM
31. 2026-08-17
    days on market $69,000 Active 139 DOM
32. 2026-08-16
    days on market $69,000 Active 138 DOM
33. 2026-08-15
    days on market $69,000 Active 137 DOM
34. 2026-08-14
    days on market $69,000 Active 136 DOM
35. 2026-08-13
    days on market $69,000 Active 135 DOM
36. 2026-08-12
    days on market $69,000 Active 134 DOM
37. 2026-08-11
    days on market $69,000 Active 133 DOM
38. 2026-08-10
    days on market $69,000 Active 132 DOM
39. 2026-08-09
    days on market $69,000 Active 131 DOM
40. 2026-08-08
    days on market $69,000 Active 130 DOM
41. 2026-08-07
    days on market $69,000 Active 129 DOM
42. 2026-08-06
    days on market $69,000 Active 128 DOM
43. 2026-08-05
    days on market $69,000 Active 127 DOM
44. 2026-08-04
    days on market $69,000 Active 126 DOM
45. 2026-08-03
    days on market $69,000 Active 125 DOM
46. 2026-07-31
    days on market $69,000 Active 122 DOM
47. 2026-07-30
    days on market $69,000 Active 121 DOM
48. 2026-07-30
    days on market $69,000 Active 120 DOM
49. 2026-07-28
    days on market $69,000 Active 119 DOM
50. 2026-07-26
    days on market $69,000 Active 117 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 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: $12,839
• − Mortgage interest: −$3,467
• − Property taxes: −$928
• − Insurance: −$310
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − HOA: −$4,764
• − Depreciation: −$1,801
• Taxable loss: −$485
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $362/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,250–$12,750 screening

This well-maintained, modern condo is ready for move-in with minor cosmetic updates to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet in living areas — Improves comfort and resale value ↑
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs ↑

ⓘ 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 22/100

Zoned Schools

Elementary Wheeler Elementary School F AZ #600/1,109 Nat'l #28,475/41,679 Middle Ida Flood Dodge Traditional Middle Magnet School F AZ #84/218 Nat'l #9,020/14,009 High Palo Verde High Magnet School F AZ #343/381 Nat'l #16,463/17,239

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

B Composite livability gradescore 74/100

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 · 1,066,056 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: 11% 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: 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%

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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: ▼ -287.68%
• Current HPI: 291.8039
• Rent YoY: ▲ 1.61%
• 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

-23.5% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $75,000 MLSSAZ
• 2026-04-17 Price Changed $79,500 MLSSAZ
• 2026-03-30 Listed $83,500 MLSSAZ
• 2026-03-27 Listing Removed — MLSSAZ
• 2026-01-28 Price Changed $88,500 MLSSAZ
• 2025-12-29 Price Changed $90,000 MLSSAZ
• 2025-11-04 Price Changed $94,500 MLSSAZ
• 2025-10-27 Listed $98,000 MLSSAZ