5751 N Kolb Rd #18201 · Catalina Foothills, AZ 85750

$225,000

2 bd · 2.0 ba · 944 sqft · Condo public records · 63 Days on market

Built 1996 $238/sqft · at area comps Est $237k · 5% under $309/mo HOA · 16% 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 +9.8/15.0
• Cash flow +9.4/30.0
• Schools +5.4/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will accept or counter offers between $225,000-235,000. Discover the perfect Foothills lifestyle in this gated Veranda at Ventana condo. This 2nd-floor home offers lovely mountain views from the private balcony & living room. The upgraded kitchen is a highlight, w/ granite counters, stainless appliances & custom pull-out drawers. Enjoy ample storage w/ two walk-in closets & peace of mind from a newer HVAC (2021). Perfect as a starter home, the ultimate 'lock-and-leave' retreat, or savvy investment. Live in the heart of the Foothills, minutes from Sabino Canyon, golf, shopping & dining. Community features 2 pools w/ waterfalls, a spa, fitness center & outdoor fireplaces. A rare combination of views, upgrades & convenience

Key facts

• $309 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (13.6% below list).
• Recommended offer: $194k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.5% in Catalina Foothills — 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 71/100 on livability (#37 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, crime A-; Watch: amenities F, commute F, cost of living F.
• Catalina Foothills Unified District (4410) (suburban): math 55% / reading 63% proficiency, ranked #15 of 249 in AZ (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 213 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 63 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,465 (13.6% 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 63 days. Have you received any prior offers? Is the seller open to a 14% 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. 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.86% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 9.6

CMA / ARV

• ARV (median comp): $237,274
• List price: $225,000
• Delta: -5.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-46,876
• Equity at exit: $33,548

10-year hold

• IRR: -15.5%
• Equity multiple: 0.13×
• Total profit: $-54,784
• Equity at exit: $19,454

Cash invested: $63,000 (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 85750

• Rents YoY: 2.8%
• Active inventory: 213
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$94
• HOA: −$309
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-160

Break-even live

Break-even rent $2,148

Max offer price $196,653

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5751 N Kolb Rd #5208 Tucson, AZ	1.0	1.5	701	$2,000	$2.85	10d	1	0.06mi
5751 N Kolb Rd Tucson, AZ	2.0	2.0	944	$2,000	$2.12	23d	1	0.10mi
5751 N Kolb Rd #39202 Tucson, AZ	3.0	2.0	1117	$2,499	$2.24	23d	1	0.12mi
5751 N Kolb Rd #19108 Tucson, AZ	1.0	1.0	701	$2,000	$2.85	17d	1	0.12mi
5751 N Kolb Rd Tucson, AZ	1.0–3.0	1.0–2.0	948	$1,625	$1.71	2d	9	0.13mi
5800 N Kolb Rd #5124 Tucson, AZ	2.0	2.5	976	$2,700	$2.77	23d	1	0.24mi
5800 N Kolb Rd #2109 Tucson, AZ	2.0	2.0	967	$2,200	$2.28	23d	1	0.27mi
5855 N Kolb Rd Unit 5105 Tucson, AZ	2.0	2.0	947	$2,250	$2.38	23d	1	0.34mi
5855 N Kolb Rd Tucson, AZ	2.0	2.0	957	$2,125	$2.22	23d	3	0.34mi
5855 N Kolb Rd Tucson, AZ	2.0	2.0	957	$2,075	$2.17	3d	3	0.34mi
5855 N Kolb Rd Tucson, AZ	2.0	2.0	957	$2,150	$2.25	43d	5	0.34mi
7050 E Sunrise Dr Tucson, AZ	1.0–3.0	1.0–2.0	984	$1,798	$1.83	3d	7	0.43mi
7050 E Sunrise Dr #15104 Tucson, AZ	3.0	2.0	1048	$2,200	$2.10	23d	1	0.44mi
5565 N Sapphire Dr Tucson, AZ	3.0	2.0	1123	$1,800	$1.60	11d	1	0.50mi
7255 E Snyder Rd #6203 Tucson, AZ	2.0	2.0	1004	$2,400	$2.39	43d	1	1.20mi
6655 N Canyon Crest Dr Tucson, AZ	1.0–3.0	1.0–2.0	967	$2,250	$2.33	17d	2	1.20mi
7255 E Snyder Rd Tucson, AZ	2.0–3.0	2.0	1065	$1,600	$1.50	14d	4	1.22mi
7255 E Snyder Rd #12101 Tucson, AZ	2.0	2.0	965	$2,500	$2.59	43d	1	1.22mi
5434 N Via del Arbolito Tucson, AZ	2.0	2.0	1094	$1,650	$1.51	10d	1	1.24mi
5434 N Via del Arbolito Tucson, AZ	2.0	2.0	1094	$1,700	$1.55	43d	1	1.24mi
6655 N Canyon Crest Dr #8243 Tucson, AZ	1.0	1.0	716	$3,000	$4.19	23d	1	1.30mi
4700 N Kolb Rd Tucson, AZ	2.0	1.0	984	$1,409	$1.43	19d	1	1.37mi

HOA detail condo

• Monthly dues: $309 · $3,708/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 63 DOM
2. 2026-06-17
   days on market $225,000 Active 62 DOM
3. 2026-06-16
   days on market $225,000 Active 61 DOM
4. 2026-06-15
   days on market $225,000 Active 60 DOM
5. 2026-06-13
   days on market $225,000 Active 58 DOM
6. 2026-06-13
   days on market $225,000 Active 57 DOM
7. 2026-06-10
   days on market $225,000 Active 55 DOM
8. 2026-06-09
   days on market $225,000 Active 54 DOM
9. 2026-06-08
   days on market $225,000 Active 53 DOM
10. 2026-06-07
    days on market $225,000 Active 52 DOM
11. 2026-06-03
    days on market $225,000 Active 48 DOM
12. 2026-06-02
    days on market $225,000 Active 47 DOM
13. 2026-06-01
    days on market $225,000 Active 46 DOM
14. 2026-05-31
    days on market $225,000 Active 45 DOM
15. 2026-05-15
    price $225,000 764-char remark

    Show marketing remark (764 chars)

    Seller will accept or counter offers between $225,000-235,000. Discover the perfect Foothills lifestyle in this gated Veranda at Ventana condo. This 2nd-floor home offers lovely mountain views from the private balcony & living room. The upgraded kitchen is a highlight, w/ granite counters, stainless appliances & custom pull-out drawers. Enjoy ample storage w/ two walk-in closets & peace of mind from a newer HVAC (2021). Perfect as a starter home, the ultimate 'lock-and-leave' retreat, or savvy investment. Live in the heart of the Foothills, minutes from Sabino Canyon, golf, shopping & dining. Community features 2 pools w/ waterfalls, a spa, fitness center & outdoor fireplaces. A rare combination of views, upgrades & convenience

16. 2026-04-16
    listed $237,000 Active 764-char remark

    Show marketing remark (764 chars)

    Seller will accept or counter offers between $225,000-235,000. Discover the perfect Foothills lifestyle in this gated Veranda at Ventana condo. This 2nd-floor home offers lovely mountain views from the private balcony & living room. The upgraded kitchen is a highlight, w/ granite counters, stainless appliances & custom pull-out drawers. Enjoy ample storage w/ two walk-in closets & peace of mind from a newer HVAC (2021). Perfect as a starter home, the ultimate 'lock-and-leave' retreat, or savvy investment. Live in the heart of the Foothills, minutes from Sabino Canyon, golf, shopping & dining. Community features 2 pools w/ waterfalls, a spa, fitness center & outdoor fireplaces. A rare combination of views, upgrades & convenience

17. 2026-04-16
    price $237,000 764-char remark

    Show marketing remark (764 chars)

    Seller will accept or counter offers between $225,000-235,000. Discover the perfect Foothills lifestyle in this gated Veranda at Ventana condo. This 2nd-floor home offers lovely mountain views from the private balcony & living room. The upgraded kitchen is a highlight, w/ granite counters, stainless appliances & custom pull-out drawers. Enjoy ample storage w/ two walk-in closets & peace of mind from a newer HVAC (2021). Perfect as a starter home, the ultimate 'lock-and-leave' retreat, or savvy investment. Live in the heart of the Foothills, minutes from Sabino Canyon, golf, shopping & dining. Community features 2 pools w/ waterfalls, a spa, fitness center & outdoor fireplaces. A rare combination of views, upgrades & convenience

18. 2022-02-16
    soldstatus $249,000
19. 2005-10-28
    soldstatus $52,750,000

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$116/yr (+$10/mo · 8.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $23,336
• − Mortgage interest: −$12,603
• − Property taxes: −$1,369
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$3,708
• − Depreciation: −$6,545
• Taxable loss: −$5,749
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $-546/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: Catalina Foothills Unified District (4410)
• NCES district ID: 0401760
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $84,517
• Composite: 53.52/100
• National rank: #1448
• State rank: #15 of 249 in AZ

Livability — Catalina Foothills

• Score: 71/100
• State rank: #37
• US rank: #7046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catalina Foothills, AZ
• County: Pima County · 1,012,107 people
• City population: 52,156
• Metro: Tucson, AZ
• Population (ZIP): 24,886
• Household income: $102,836
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 637.0

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 White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Romanian 3% Portuguese 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 7% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -319.31%
• Current HPI: 263.7632
• Rent YoY: ▲ 2.84%
• 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

-99.6% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $225,000 MLSSAZ
• 2026-04-16 Listed $237,000 MLSSAZ
• 2026-04-16 Price Changed $237,000 MLSSAZ
• 2022-02-16 Sold (Public Records) $249,000 Public Records
• 2005-10-28 Sold (Public Records) $52,750,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,369 · +4.8% YoY. Source: county tax records.