3411 S Camino Seco -- #189 · Tucson, AZ 85730

$95,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 162 Days on market

Built 2012 Good condition $73/sqft · 31% below area Est $137k · 31% under $699/mo HOA · 37% 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).

• Cash flow +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will enter this elegant home from the large covered porch. The living room has cathedral ceilings and plush carpeting. The kitchen/dining area directly across gives you a spacious living area. Lots of windows and skylight for maximum light even on those cloudy days. The elegant kitchen has lots of new cabinet space, granite countertops, sink and laminate floor. 4 ceiling fans. Spacious, carpeted primary bedroom has walk-in closet and large bath en suite with walk-in shower, exhaust fan, linen closet and hi-rise toilet. Second bedroom is carpeted and has large walk-in closet. Third bedroom floor is laminated and has pet door to outside yard. The second bathroom also has walk-in shower, exhaust fan and hi-rise toilet. The front deck has railings and a ramp for easy access 55+.

Key facts

• Large covered porch
• Spacious living area
• Cathedral ceilings

Tags

• LARGE COVERED PORCH
• CATHEDRAL CEILINGS
• SPACIOUS LIVING AREA
• LOTS OF WINDOWS
• SKYLIGHT
• NEW CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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-, schools D+, crime F.
• 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.
• Market conditions: Rents soft (-0.2%/yr); 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 162 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $7k (7%) 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: major 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 4.2

CMA / ARV

• ARV (median comp): $136,820
• List price: $95,000
• Delta: -30.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3768 S Andrew Johnson Ave	0.48mi	2/2.0 (-1)	1,248 (-4%)	6mo	$212,500	$170	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.52×
• Total profit: $-12,668
• Equity at exit: $14,165

10-year hold

• IRR: -20.1%
• Equity multiple: 0.23×
• Total profit: $-20,372
• 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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 194
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$699
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $122

Break-even live

Break-even rent $1,716

Max offer price $95,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $154	+0% $122	+5% $89	+10% $56
Rent	-10% $-26	-5% $48	+0% $122	+5% $196	+10% $269
Rate	-1.0pp $169	-0.5pp $146	base $122	+0.5pp $97	+1.0pp $72

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$2,000	$1.21	24d	1	0.30mi
3455 S Magda Ave Tucson, AZ	3.0	2.0	1500	$2,000	$1.33	44d	1	0.33mi
4052 S Ferris Dr Tucson, AZ	4.0	2.0	1672	$2,125	$1.27	15d	1	0.54mi
9202 E 39th St Tucson, AZ	3.0	2.0	1728	$1,650	$0.95	24d	1	0.57mi
2650 S Brandywine Ln Tucson, AZ	3.0	2.5	1340	$1,500	$1.12	44d	1	0.62mi
8467 E Shasta Dr Tucson, AZ	3.0	2.0	1618	$1,725	$1.07	12d	1	0.66mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	16d	1	0.71mi
8981 E Golf Links Rd Unit 2 Tucson, AZ	2.0	2.0	971	$1,890	$1.95	44d	1	0.73mi
4275 S Mayberry Pl Tucson, AZ	4.0	2.0	1672	$1,850	$1.11	44d	1	0.76mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	44d	1	0.78mi
3715 S Escalante Oasis Pl Tucson, AZ	4.0	2.0	1601	$1,900	$1.19	24d	1	0.82mi
2618 S Camino Seco Tucson, AZ	2.0	1.5	1442	$1,299	$0.90	24d	1	0.85mi
9172 E Corte Arroyo Oeste Tucson, AZ	3.0	2.0	1350	$1,900	$1.41	4d	1	0.87mi
2342 S Via de Dos Arroyos Tucson, AZ	3.0	2.0	1618	$1,795	$1.11	44d	1	0.89mi
8737 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1383	$2,095	$1.51	44d	1	0.89mi
2217 S Oak Park Dr Tucson, AZ	3.0	2.0	1631	$3,200	$1.96	44d	1	0.93mi
4433 S Sunrise Bluff Way Tucson, AZ	3.0	2.0	1465	$1,895	$1.29	24d	1	0.94mi
8763 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1262	$1,995	$1.58	4d	1	0.96mi
9009 E Kinross Dr Tucson, AZ	3.0	2.0	1304	$1,715	$1.32	22d	1	1.00mi
8755 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1465	$1,925	$1.31	17d	1	1.03mi
8250 E Golf Links Rd Tucson, AZ	1.0–3.0	1.0–2.0	865	$1,899	$2.20	2d	22	1.04mi
8315 E Golf Links Rd Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	44d	2	1.04mi
2494 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	44d	1	1.05mi
2461 S Clovis Pl Tucson, AZ	3.0	2.0	1537	$2,095	$1.36	44d	1	1.06mi
3246 S Winona Cir Tucson, AZ	4.0	2.0	1655	$1,830	$1.11	44d	1	1.10mi
9802 E Stella Rd Tucson, AZ	4.0	2.0	1416	$1,945	$1.37	12d	1	1.10mi
8030 E Lakeside Pkwy Tucson, AZ	2.0	2.0	880	$1,308	$1.49	3d	1	1.11mi
8024 E Victoria Dr Tucson, AZ	3.0	2.0	1127	$1,500	$1.33	24d	1	1.11mi
9801 E Domenic Ln Tucson, AZ	3.0	2.0	1428	$1,791	$1.25	12d	1	1.12mi
8164 E Cricket Song Trl Tucson, AZ	3.0	2.5	1704	$1,750	$1.03	44d	1	1.17mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,645	$1.41	24d	1	1.17mi
4775 S Wild Rose Dr Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	4d	1	1.17mi
9055 E Alderpoint Way Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	22d	1	1.19mi
2024 S Birdie Cir Tucson, AZ	3.0	2.0	1479	$1,675	$1.13	4d	1	1.21mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,195	$1.20	22d	1	1.22mi
7950 E Stella Rd Tucson, AZ	2.0	2.0	1000	$1,395	$1.40	4d	1	1.22mi
8061 E Senate St Tucson, AZ	2.0	2.5	1298	$1,700	$1.31	22d	1	1.24mi
3410 S Lakeside Pl Tucson, AZ	3.0	2.0	1271	$1,800	$1.42	24d	1	1.24mi
9699 E Vendela St Tucson, AZ	3.0	2.0	1165	$1,800	$1.55	44d	1	1.25mi
9746 E Sascha St Tucson, AZ	3.0	2.0	1024	$1,800	$1.76	15d	1	1.25mi

HOA detail

• Monthly dues: $699 · $8,388/yr

Listing history 27 events

1. 2026-06-18
   days on market $95,000 Active 162 DOM
2. 2026-06-17
   days on market $95,000 Active 161 DOM
3. 2026-06-16
   days on market $95,000 Active 160 DOM
4. 2026-06-15
   days on market $95,000 Active 159 DOM
5. 2026-06-13
   days on market $95,000 Active 157 DOM
6. 2026-06-10
   days on market $95,000 Active 154 DOM
7. 2026-06-09
   days on market $95,000 Active 153 DOM
8. 2026-06-08
   days on market $95,000 Active 152 DOM
9. 2026-06-07
   days on market $95,000 Active 151 DOM
10. 2026-06-05
    days on market $95,000 Active 148 DOM
11. 2026-06-03
    days on market $95,000 Active 147 DOM
12. 2026-06-02
    days on market $95,000 Active 146 DOM
13. 2026-06-01
    days on market $95,000 Active 145 DOM
14. 2026-05-31
    days on market $95,000 Active 144 DOM
15. 2026-04-13
    price $95,000 795-char remark

    Show marketing remark (795 chars)

    You will enter this elegant home from the large covered porch. The living room has cathedral ceilings and plush carpeting. The kitchen/dining area directly across gives you a spacious living area. Lots of windows and skylight for maximum light even on those cloudy days. The elegant kitchen has lots of new cabinet space, granite countertops, sink and laminate floor. 4 ceiling fans. Spacious, carpeted primary bedroom has walk-in closet and large bath en suite with walk-in shower, exhaust fan, linen closet and hi-rise toilet. Second bedroom is carpeted and has large walk-in closet. Third bedroom floor is laminated and has pet door to outside yard. The second bathroom also has walk-in shower, exhaust fan and hi-rise toilet. The front deck has railings and a ramp for easy access 55+.

16. 2026-01-07
    listed $102,000 Active 795-char remark

    Show marketing remark (795 chars)

    You will enter this elegant home from the large covered porch. The living room has cathedral ceilings and plush carpeting. The kitchen/dining area directly across gives you a spacious living area. Lots of windows and skylight for maximum light even on those cloudy days. The elegant kitchen has lots of new cabinet space, granite countertops, sink and laminate floor. 4 ceiling fans. Spacious, carpeted primary bedroom has walk-in closet and large bath en suite with walk-in shower, exhaust fan, linen closet and hi-rise toilet. Second bedroom is carpeted and has large walk-in closet. Third bedroom floor is laminated and has pet door to outside yard. The second bathroom also has walk-in shower, exhaust fan and hi-rise toilet. The front deck has railings and a ramp for easy access 55+.

17. 2021-05-28
    soldstatus $85,500 Closed 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

18. 2021-03-28
    status Pending 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

19. 2020-11-06
    status Active 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

20. 2020-11-05
    historical 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

21. 2020-08-29
    price $86,500 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

22. 2020-07-29
    price $85,500 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

23. 2020-07-25
    price $85,000 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

24. 2020-07-13
    price $79,000 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

25. 2020-06-14
    listed $85,000 Active 754-char remark

    Show marketing remark (754 chars)

    Active 55+ resort property.. Enjoy the beautiful affordable homes in this community; Clubhouse: Features 2 pools, library, billiard room, weight room, craft center, putting greens, pickleball and many more activities . This home has two covered carports on each side of the trailer. Sheds attached w/electric (one new shed). Inside the home has reverse osmosis, water softner, gas range, solo tube w/night light in kitchen, skylight in kitchen, granite countertops, pantry cabinet, new flooring (within 2yrs.), new carpets w/ upgraded pad (within 2yrs)., convection oven (gas range w/ grill), Four French doors, refrigerator 2 door freezer and garbage disposal. (Appliances have a 10 yr warranty, all new within 2 years. Washer & Dryer do not convey.

26. 2020-06-13
    historical
27. 2020-06-06
    listed $85,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $22,438
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$8,388
• − Depreciation: −$2,764
• Taxable income: $475
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $1,346/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

This mobile home is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ 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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Vietnamese 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: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• 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

+11.8% since first listed

13 events — show timeline

• 2026-04-13 Price Changed $95,000 ARMLS
• 2026-01-07 Listed $102,000 ARMLS
• 2021-05-28 Sold (MLS) $85,500 ARMLS
• 2021-03-28 Pending — ARMLS
• 2020-11-06 Relisted — ARMLS
• 2020-11-05 Listing Removed — ARMLS
• 2020-08-29 Price Changed $86,500 ARMLS
• 2020-07-29 Price Changed $85,500 ARMLS
• 2020-07-25 Price Changed $85,000 ARMLS
• 2020-07-13 Price Changed $79,000 ARMLS
• 2020-06-14 Listed $85,000 ARMLS
• 2020-06-13 Listing Removed — MLSSAZ
• 2020-06-06 Listed $85,000 MLSSAZ