6656 S Melody Ave · Tucson, AZ 85756

$225,000

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 16 Days on market

Built 1955 10,106 sqft lot Est $256k · 12% under

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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 +16.6/30.0
• ARV discount +12.9/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Tucson home featuring newer windows and doors, durable tile flooring throughout, and a spacious lot with endless possibilities. Perfect for a first-time homebuyer or savvy investor, this property offers comfort, functionality, and room to make it your own. Conveniently located within walking distance to parks and schools, this home combines everyday convenience with great potential. Don't miss this opportunity to own a versatile property in a growing area!

Key facts

• Versatile property
• Spacious lot
• Newer windows

Tags

• NEWER WINDOWS
• DURABLE TILE FLOORING
• SPACIOUS LOT
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO SCHOOLS
• VERSATILE PROPERTY

Property features AI

Finance

• Other: Zoning: Tucson - R1; Lot dimensions approximately 135 x 75; Lot size approximately 10,106 square feet
• HOA & community: Park nearby

Exterior

• Security: Wrought iron security door
• Utilities: Public water; Sewer connected
• Home design: Single family residence; One story
• Construction: Block construction; Built-up roof; Built in (year not provided)
• Exterior features: Chain link fencing; Shed(s); East/West exposure; Paved city-maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Double pane windows; Wrought iron security door
• Laundry & utility: Dedicated laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (15.5% below list).
• Recommended offer: $190k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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-, crime F, employment D-.
• Sunnyside Unified District (4407) (urban): math 9% / reading 15% proficiency, ranked #233 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gallego Primary Fine Arts Magnet (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 544 students, 72% FRL); Billy Lane Lauffer Middle School (math 5% / reading 15%, grade F, #188 of 218 statewide, top 88%, 428 students, 75% FRL); Star Academic High School (280 students, 74% FRL) — zoned schools average 74% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 161 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% of the median local income ($72k/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 $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 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,211 (15.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $255,834
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6757 S Melody Ave	0.14mi	3/1.0	1,026 (-7%)	15mo	$239,000	$233	70
6756 S Downing Ave	0.15mi	3/1.0	1,026 (-7%)	18mo	$145,000	$141	67
6872 S Avenida De Aventura	0.28mi	3/2.0	1,141 (+4%)	13mo	$279,900	$245	66
6848 S Downing Ave	0.24mi	3/1.0	1,210 (+10%)	20mo	$260,000	$215	55
5278 E Desert Straw Ln	0.65mi	2/2.0 (-1)	1,060 (-4%)	17mo	$235,000	$222	40
5246 E Carambola Ct	0.51mi	3/2.0	1,262 (+15%)	16mo	$299,990	$238	34
7052 S Blueeyes Dr	0.67mi	2/1.0 (-1)	1,004 (-9%)	19mo	$252,000	$251	34
5234 E Desert Straw Ln	0.69mi	3/2.0	1,256 (+14%)	8mo	$264,900	$211	34
5252 E Desert Straw Ln	0.67mi	3/2.0	1,256 (+14%)	10mo	$275,000	$219	32
6451 S Ambarella Dr	0.48mi	3/2.0	1,262 (+15%)	20mo	$289,990	$230	32
6440 S Ambarella Dr	0.52mi	3/2.0	1,262 (+15%)	21mo	$299,990	$238	30
5214 E Carambola Ct	0.54mi	3/2.0	1,262 (+15%)	21mo	$319,990	$254	29

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-30,627
• Equity at exit: $33,548

10-year hold

• IRR: -7.2%
• Equity multiple: 0.57×
• Total profit: $-26,925
• 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 85756

• Home prices YoY: -19.4%
• Rents YoY: 1.5%
• Active inventory: 161
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $137

Break-even live

Break-even rent $1,729

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $264	-5% $200	+0% $137	+5% $73	+10% $9
Rent	-10% $-13	-5% $62	+0% $137	+5% $212	+10% $287
Rate	-1.0pp $250	-0.5pp $194	base $137	+0.5pp $78	+1.0pp $19

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5738 E Calle de Hielo Dulce Tucson, AZ	2.0	1.0	834	$1,500	$1.80	25d	1	0.21mi
6385 S Ambarella Dr Tucson, AZ	3.0	2.0	1465	$1,799	$1.23	5d	1	0.53mi
6965 S Ladys Thumb Ln Tucson, AZ	3.0	2.5	1340	$1,750	$1.31	16d	1	0.60mi
6974 S Ladys Thumb Ln Tucson, AZ	3.0	3.0	1298	$2,000	$1.54	45d	1	0.62mi
5095 E Fishhook Ct Tucson, AZ	3.0	2.0	1287	$1,695	$1.32	25d	1	0.69mi
7060 S Red Maids Dr Tucson, AZ	4.0	2.0	1417	$1,795	$1.27	45d	1	0.71mi
7080 S Dunnock Dr Tucson, AZ	3.0	1.0	1212	$1,760	$1.45	5d	1	0.82mi
6330 S Crescent Peak Dr Tucson, AZ	3.0	2.0	1391	$1,795	$1.29	5d	1	0.91mi
4580 E Rex St Unit 4 Tucson, AZ	2.0	2.0	1000	$1,175	$1.18	46d	1	1.37mi

Listing history 12 events

1. 2026-06-21
   days on market $225,000 Active 16 DOM
2. 2026-06-18
   days on market $225,000 Active 13 DOM
3. 2026-06-17
   days on market $225,000 Active 12 DOM
4. 2026-06-16
   days on market $225,000 Active 11 DOM
5. 2026-06-15
   days on market $225,000 Active 10 DOM
6. 2026-06-13
   days on market $225,000 Active 8 DOM
7. 2026-06-13
   days on market $225,000 Active 7 DOM
8. 2026-06-10
   days on market $225,000 Active 5 DOM
9. 2026-06-09
   days on market $225,000 Active 4 DOM
10. 2026-06-08
    days on market $225,000 Active 3 DOM
11. 2026-06-07
    remarks 485-char remark
12. 2026-06-07
    listed $225,000 Active 2 DOM

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$378/yr (+$32/mo · 34.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥104°F today · 17 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: $22,825
• − Mortgage interest: −$12,603
• − Property taxes: −$1,107
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,545
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $2,171/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: Sunnyside Unified District (4407)
• NCES district ID: 0408170
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $34,365
• Composite: 9.76/100
• National rank: #9827
• State rank: #233 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): 37,700
• Household income: $72,490
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 265.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 29% Two or more races 23% Black 7% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 57% English-only · Spanish 39% Chinese 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: ▼ -73.28%
• Current HPI: 304.0243
• Rent YoY: ▲ 1.52%
• 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

1 event — show timeline

• 2026-06-05 Listed $225,000 MLSSAZ

Property tax history

+8.0%/yr

Latest (2025): $1,107 · +4.4% YoY. Source: county tax records.