6142 S Barrister Rd · Drexel Heights, AZ 85746

$174,900

2 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 115 Days on market

Built 1993 4,269 sqft lot $137/sqft · 6% below area Est $187k · 6% under $127/mo HOA · 9% 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).

• Cash flow +13.3/30.0
• ARV discount +10.4/15.0
• DSCR +4.0/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6142 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Brand new carpet just installed, roof is less than 2 years old and two brand new mini splits. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. Please reach out to Co-listing agent for details Jon Haas 520-416-6939

Key facts

• 4,269 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.5% below list).
• Recommended offer: $146k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Drexel Heights — 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 66/100 on livability (#73 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, health & safety 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.
• Zoned schools: Frances J Warren Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 162 students, 76% FRL); Pistor Middle School (math 7% / reading 16%, grade F, #180 of 218 statewide, top 83%, 724 students, 74% FRL); Pueblo High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 1,831 students, 65% FRL).
• Market conditions: Rents soft (-0.2%/yr); 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 115 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,020 (16.5% 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. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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 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: 0.83% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $186,901
• List price: $174,900
• Delta: -6.42%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6171 S Mainside Dr	0.10mi	2/2.0	1,344 (+5%)	10mo	$194,000	$144	79
6155 S Foxhunt Dr	0.06mi	3/2.0 (+1)	1,344 (+5%)	10mo	$175,000	$130	75
6171 S Foxhunt Dr	0.07mi	2/2.0	1,440 (+12%)	2mo	$195,000	$135	75
6154 S Mainside Dr	0.08mi	2/2.0	1,352 (+6%)	22mo	$190,000	$141	68
6186 S Mainside Dr	0.09mi	2/2.0	1,456 (+14%)	10mo	$190,000	$130	64
6306 S Waterton Dr	0.21mi	2/2.0	1,352 (+6%)	20mo	$194,000	$143	64

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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-32,657
• Equity at exit: $26,078

10-year hold

• IRR: -20.0%
• Equity multiple: 0.08×
• Total profit: $-45,054
• Equity at exit: $15,122

Cash invested: $48,972 (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 85746

• Home prices YoY: -15.2%
• Rents YoY: -0.2%
• Active inventory: 153
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$917
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$73
• HOA: −$127
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-0

Break-even live

Break-even rent $1,461

Max offer price $174,831

Occupancy floor 95%

Sensitivity live

Price	-10% $99	-5% $49	+0% $0	+5% $-50	+10% $-99
Rent	-10% $-116	-5% $-58	+0% $0	+5% $57	+10% $115
Rate	-1.0pp $88	-0.5pp $44	base $0	+0.5pp $-46	+1.0pp $-92

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6143 S Mainside Dr Tucson, AZ	3.0	2.0	1250	$1,395	$1.12	5d	1	0.09mi
3486 W Center Mountain Way Tucson, AZ	3.0	2.0	1317	$1,725	$1.31	13d	1	0.94mi
5740 S Hildreth Ave Tucson, AZ	3.0	2.0	1472	$1,770	$1.20	21d	1	0.99mi
3508 W Lost Village Ln Tucson, AZ	3.0	2.5	1865	$1,599	$0.86	17d	1	1.00mi
6978 S Placita de Amigos Tucson, AZ	2.0	2.0	894	$1,400	$1.57	45d	1	1.03mi
2956 W Maxine Cir Tucson, AZ	3.0	2.0	1342	$1,800	$1.34	17d	1	1.24mi
3604 W Avenida del Mar Tucson, AZ	2.0	2.0	1500	$1,500	$1.00	45d	1	1.31mi
2811 W Calle del Tigre Tucson, AZ	3.0	2.5	1787	$1,895	$1.06	17d	1	1.32mi
2511 W Vereda de las Flores Tucson, AZ	3.0	1.5	1344	$2,500	$1.86	3d	1	1.40mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 40 events

1. 2026-06-21
   days on market $174,900 Active 115 DOM
2. 2026-06-18
   days on market $174,900 Active 112 DOM
3. 2026-06-17
   days on market $174,900 Active 111 DOM
4. 2026-06-16
   days on market $174,900 Active 110 DOM
5. 2026-06-15
   days on market $174,900 Active 109 DOM
6. 2026-06-13
   days on market $174,900 Active 107 DOM
7. 2026-06-10
   days on market $174,900 Active 104 DOM
8. 2026-06-09
   days on market $174,900 Active 103 DOM
9. 2026-06-08
   days on market $174,900 Active 102 DOM
10. 2026-06-07
    days on market $174,900 Active 101 DOM
11. 2026-06-05
    days on market $174,900 Active 98 DOM
12. 2026-06-03
    days on market $174,900 Active 97 DOM
13. 2026-06-02
    days on market $174,900 Active 96 DOM
14. 2026-06-01
    days on market $174,900 Active 95 DOM
15. 2026-05-31
    days on market $174,900 Active 94 DOM
16. 2026-02-28
    price $174,900 463-char remark

    Show marketing remark (463 chars)

    Welcome to 6142 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Brand new carpet just installed, roof is less than 2 years old and two brand new mini splits. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. Please reach out to Co-listing agent for details Jon Haas 520-416-6939

17. 2026-02-26
    listed $149,999 Active 463-char remark

    Show marketing remark (463 chars)

    Welcome to 6142 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Brand new carpet just installed, roof is less than 2 years old and two brand new mini splits. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. Please reach out to Co-listing agent for details Jon Haas 520-416-6939

18. 2021-05-14
    soldstatus $129,500 Closed 811-char remark

    Show marketing remark (811 chars)

    Custom built 16x80 home, split floor plan, in active 55+ park. Big master bath has separate shower/garden tub, skylight & generous linen closet. Large master bedroom has walk-in closet and beautiful ceiling fan. Kitchen has skylight, pantry & laundry also has storage. Dining area has 2 oak built-in china hutches. Spacious living room also has 2 built-in hutches, one entertainment center, and ceiling fan. Big spare Bdrm has murphy bed, large walk-in closet & ceiling fan. Hallway has a coat closet and another linen closet. Enjoy morning coffee on screened front porch. 3-car driveway, 2 under cover. Big storage shed. Block wall in rear separates you from beautiful desert, sunrises & sunsets. Easy care landscaping and orange tree. Close to shopping, etc., just minutes to I-19 and casinos.

19. 2021-05-14
    soldstatus $129,500

    Show marketing remark (811 chars)

    Custom built 16x80 home, split floor plan, in active 55+ park. Big master bath has separate shower/garden tub, skylight & generous linen closet. Large master bedroom has walk-in closet and beautiful ceiling fan. Kitchen has skylight, pantry & laundry also has storage. Dining area has 2 oak built-in china hutches. Spacious living room also has 2 built-in hutches, one entertainment center, and ceiling fan. Big spare Bdrm has murphy bed, large walk-in closet & ceiling fan. Hallway has a coat closet and another linen closet. Enjoy morning coffee on screened front porch. 3-car driveway, 2 under cover. Big storage shed. Block wall in rear separates you from beautiful desert, sunrises & sunsets. Easy care landscaping and orange tree. Close to shopping, etc., just minutes to I-19 and casinos.

20. 2021-03-18
    historical Active Contingent 811-char remark

    Show marketing remark (811 chars)

    Custom built 16x80 home, split floor plan, in active 55+ park. Big master bath has separate shower/garden tub, skylight & generous linen closet. Large master bedroom has walk-in closet and beautiful ceiling fan. Kitchen has skylight, pantry & laundry also has storage. Dining area has 2 oak built-in china hutches. Spacious living room also has 2 built-in hutches, one entertainment center, and ceiling fan. Big spare Bdrm has murphy bed, large walk-in closet & ceiling fan. Hallway has a coat closet and another linen closet. Enjoy morning coffee on screened front porch. 3-car driveway, 2 under cover. Big storage shed. Block wall in rear separates you from beautiful desert, sunrises & sunsets. Easy care landscaping and orange tree. Close to shopping, etc., just minutes to I-19 and casinos.

21. 2021-03-14
    price $129,950 811-char remark

    Show marketing remark (811 chars)

    Custom built 16x80 home, split floor plan, in active 55+ park. Big master bath has separate shower/garden tub, skylight & generous linen closet. Large master bedroom has walk-in closet and beautiful ceiling fan. Kitchen has skylight, pantry & laundry also has storage. Dining area has 2 oak built-in china hutches. Spacious living room also has 2 built-in hutches, one entertainment center, and ceiling fan. Big spare Bdrm has murphy bed, large walk-in closet & ceiling fan. Hallway has a coat closet and another linen closet. Enjoy morning coffee on screened front porch. 3-car driveway, 2 under cover. Big storage shed. Block wall in rear separates you from beautiful desert, sunrises & sunsets. Easy care landscaping and orange tree. Close to shopping, etc., just minutes to I-19 and casinos.

22. 2021-02-28
    listed $124,950 Active 811-char remark

    Show marketing remark (811 chars)

    Custom built 16x80 home, split floor plan, in active 55+ park. Big master bath has separate shower/garden tub, skylight & generous linen closet. Large master bedroom has walk-in closet and beautiful ceiling fan. Kitchen has skylight, pantry & laundry also has storage. Dining area has 2 oak built-in china hutches. Spacious living room also has 2 built-in hutches, one entertainment center, and ceiling fan. Big spare Bdrm has murphy bed, large walk-in closet & ceiling fan. Hallway has a coat closet and another linen closet. Enjoy morning coffee on screened front porch. 3-car driveway, 2 under cover. Big storage shed. Block wall in rear separates you from beautiful desert, sunrises & sunsets. Easy care landscaping and orange tree. Close to shopping, etc., just minutes to I-19 and casinos.

23. 2020-12-24
    historical Active Contingent
24. 2020-12-23
    status Active
25. 2020-12-23
    historical
26. 2020-12-18
    historical Active Contingent
27. 2020-11-23
    price $124,900
28. 2020-11-20
    status Active
29. 2020-11-19
    historical Active Contingent
30. 2020-11-09
    listed $120,000 Active
31. 2020-08-23
    historical Active Contingent
32. 2020-08-23
    historical
33. 2020-07-15
    status Active
34. 2020-07-07
    historical Active Contingent
35. 2020-05-16
    listed $112,000 Active
36. 2012-10-26
    soldstatus $48,000
37. 1992-10-01
    soldstatus $12,000
38. 1988-03-01
    soldstatus $8,250
39. 1986-01-01
    soldstatus $2,682,000
40. 1985-11-01
    soldstatus $2,000,000

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$712/yr (+$59/mo · 160.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 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: $17,522
• − Mortgage interest: −$9,797
• − Property taxes: −$443
• − Insurance: −$874
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$1,524
• − Depreciation: −$5,088
• Taxable loss: −$3,007
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $717/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 — Drexel Heights

• Score: 66/100
• State rank: #73
• US rank: #11688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drexel Heights, AZ
• County: Pima County · 1,012,107 people
• Metro: Tucson, AZ
• Population (ZIP): 42,835
• Household income: $68,903
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1050.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% White 20% Two or more races 16% Native American 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▼ -56.03%
• Current HPI: 312.2096
• Rent YoY: ▼ -0.25%
• 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

-91.3% since first listed

25 events — show timeline

• 2026-02-28 Price Changed $174,900 MLSSAZ
• 2026-02-26 Listed $149,999 MLSSAZ
• 2021-05-14 Sold (Public Records) $129,500 Public Records
• 2021-05-14 Sold (MLS) $129,500 MLSSAZ
• 2021-03-18 Contingent — MLSSAZ
• 2021-03-14 Price Changed $129,950 MLSSAZ
• 2021-02-28 Listed $124,950 MLSSAZ
• 2020-12-24 Contingent — MLSSAZ
• 2020-12-23 Relisted — MLSSAZ
• 2020-12-23 Listing Removed — MLSSAZ
• 2020-12-18 Contingent — MLSSAZ
• 2020-11-23 Price Changed $124,900 MLSSAZ
• 2020-11-20 Relisted — MLSSAZ
• 2020-11-19 Contingent — MLSSAZ
• 2020-11-09 Listed $120,000 MLSSAZ
• 2020-08-23 Contingent — MLSSAZ
• 2020-08-23 Listing Removed — MLSSAZ
• 2020-07-15 Relisted — MLSSAZ
• 2020-07-07 Contingent — MLSSAZ
• 2020-05-16 Listed $112,000 MLSSAZ
• 2012-10-26 Sold (Public Records) $48,000 Public Records
• 1992-10-01 Sold (Public Records) $12,000 Public Records
• 1988-03-01 Sold (Public Records) $8,250 Public Records
• 1986-01-01 Sold (Public Records) $2,682,000 Public Records
• 1985-11-01 Sold (Public Records) $2,000,000 Public Records

Property tax history

-6.4%/yr

Latest (2024): $443 · +1.6% YoY. Source: county tax records.