2039 S Sahuara Ave · Tucson, AZ 85711

$299,000

4 bd · 2.0 ba · 1,768 sqft · MultiFamily public records · 61 Days on market

Built 1997 10,019 sqft lot $169/sqft · 9% below area Est $327k · 9% 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 +14.3/30.0
• ARV discount +11.4/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained duplex features one unit with 3 bedrooms/1 bath and other unit features 2 bedrooms/1 bath. 3 bedroom unit recently updated with new cabinets, counter tops, stove and dishwasher. Washer and dryers in each unit. Electric and water on separate meters. Close to DM AFB.

Key facts

• Espresso cabinetry
• In-unit laundry
• Recessed lighting

Tags

• UPDATED INTERIOR FINISHES
• OPEN-CONCEPT LIVING AREA
• ESPRESSO CABINETRY
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Zoned Pima County - CR1
• Financial info: 2 total units

Exterior

• Parking: 2 parking spaces total; Garage parking for each unit
• Utilities: Public water; Sewer connected
• Home design: Duplex; Single-story units; Both units furnished; Both units occupied
• Construction: Block and stucco construction; Built-Up and Rolled/Hot Mop roof
• Exterior features: Adjacent to alley; Paved road access; County-maintained road

Interior

• Kitchen: Refrigerator
• Bedrooms: Unit 1: 3 bedrooms (1st floor); Unit 2: 2 bedrooms (1st floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Skylights
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $52 ($626/yr) — positive. Per door: $26/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.0% below list).
• Recommended offer: $239k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-.
• 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 (+2.6%/yr); 155 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,392/mo this rent would consume 51% of the median local household income ($56k/yr) (locally 2616% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 61 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $31k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $219k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,200 (20.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
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 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: 0.80% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $327,099
• List price: $299,000
• Delta: -8.59%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-46,166
• Equity at exit: $44,582

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-40,151
• Equity at exit: $25,852

Cash invested: $83,720 (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 85711

• Rents YoY: 2.6%
• Active inventory: 155
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $52

Break-even live

Break-even rent $2,326

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $221	-5% $137	+0% $52	+5% $-32	+10% $-117
Rent	-10% $-137	-5% $-42	+0% $52	+5% $147	+10% $241
Rate	-1.0pp $203	-0.5pp $128	base $52	+0.5pp $-25	+1.0pp $-104

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,110
1× unit	3	1	$1,282
Total (2 units)			$2,392

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1868 S Poetry Ln Tucson, AZ	3.0	2.5	1624	$1,925	$1.19	45d	1	0.15mi
1833 S Poetry Ln Tucson, AZ	3.0	2.0	1500	$1,850	$1.23	45d	1	0.19mi
6158 E 31st St Tucson, AZ	3.0	2.0	1414	$1,800	$1.27	45d	1	0.34mi
5962 E 25th St Tucson, AZ	3.0	2.0	1830	$2,050	$1.12	45d	1	0.39mi
5402 E 30th St Apt E1 Tucson, AZ	4.0	1.5	1400	$1,530	$1.09	45d	1	0.62mi
1641 S Cloverland Ave Tucson, AZ	3.0	2.0	1600	$1,760	$1.10	5d	1	0.87mi
6539 E Golf Links Rd Tucson, AZ	3.0	2.0	1805	$1,500	$0.83	45d	1	0.91mi
6479 E Nelson Dr Tucson, AZ	3.0	2.0	1567	$1,695	$1.08	18d	1	0.94mi
6442 E Mary Dr Tucson, AZ	4.0	2.0	1567	$1,800	$1.15	5d	1	0.96mi
1702 S Avenida del Sol Tucson, AZ	3.0	2.0	1697	$1,845	$1.09	45d	1	0.97mi
5674 E Eastland St Tucson, AZ	3.0	2.0	1431	$1,645	$1.15	45d	1	0.97mi
5624 E 18th St Tucson, AZ	3.0	2.0	1458	$2,300	$1.58	21d	1	1.05mi
6222 E Eli St Tucson, AZ	3.0	2.0	1600	$1,600	$1.00	25d	1	1.05mi
1051 S Duke Dr Tucson, AZ	3.0	1.0	1400	$1,595	$1.14	21d	1	1.06mi
8090 Ironwood St Tucson, AZ	2.0–4.0	1.0–2.5	1638	$3,000	$1.83	13d	1	1.12mi
2020 S Avenida Ursa Tucson, AZ	4.0	2.0	1500	$1,795	$1.20	45d	1	1.19mi
2161 S Avenida Planeta Tucson, AZ	4.0	2.0	1895	$1,845	$0.97	4d	1	1.35mi
501 S Harvard Ave Tucson, AZ	4.0	2.0	1900	$2,400	$1.26	18d	1	1.38mi
7033 E Calle Orion Tucson, AZ	4.0	2.0	1533	$1,795	$1.17	45d	1	1.40mi
7033 E Calle Canis Tucson, AZ	4.0	2.0	1626	$1,650	$1.01	16d	1	1.40mi
7058 E Calle Betelgeux Tucson, AZ	4.0	2.0	1625	$1,795	$1.10	45d	1	1.45mi
525 S Rosemont Ave Tucson, AZ	4.0	2.0	1410	$1,795	$1.27	17d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $299,000 Active 61 DOM
2. 2026-06-18
   days on market $299,000 Active 58 DOM
3. 2026-06-17
   days on market $299,000 Active 57 DOM
4. 2026-06-16
   days on market $299,000 Active 56 DOM
5. 2026-06-15
   days on market $299,000 Active 55 DOM
6. 2026-06-13
   days on market $299,000 Active 53 DOM
7. 2026-06-10
   days on market $299,000 Active 50 DOM
8. 2026-06-09
   days on market $299,000 Active 49 DOM
9. 2026-06-08
   days on market $299,000 Active 48 DOM
10. 2026-06-07
    days on market $299,000 Active 47 DOM
11. 2026-06-05
    days on market $299,000 Active 44 DOM
12. 2026-06-03
    days on market $299,000 Active 43 DOM
13. 2026-06-02
    days on market $299,000 Active 42 DOM
14. 2026-06-01
    days on market $299,000 Active 41 DOM
15. 2026-05-31
    days on market $299,000 Active 40 DOM
16. 2026-05-12
    price $299,000 735-char remark
17. 2026-04-21
    listed $330,000 Active 735-char remark
18. 2020-06-29
    soldstatus $219,000 Closed 282-char remark

    Show marketing remark (282 chars)

    Well maintained duplex features one unit with 3 bedrooms/1 bath and other unit features 2 bedrooms/1 bath. 3 bedroom unit recently updated with new cabinets, counter tops, stove and dishwasher. Washer and dryers in each unit. Electric and water on separate meters. Close to DM AFB.

19. 2020-06-29
    soldstatus $219,000

    Show marketing remark (282 chars)

    Well maintained duplex features one unit with 3 bedrooms/1 bath and other unit features 2 bedrooms/1 bath. 3 bedroom unit recently updated with new cabinets, counter tops, stove and dishwasher. Washer and dryers in each unit. Electric and water on separate meters. Close to DM AFB.

20. 2020-04-19
    historical Active Contingent 282-char remark

    Show marketing remark (282 chars)

    Well maintained duplex features one unit with 3 bedrooms/1 bath and other unit features 2 bedrooms/1 bath. 3 bedroom unit recently updated with new cabinets, counter tops, stove and dishwasher. Washer and dryers in each unit. Electric and water on separate meters. Close to DM AFB.

21. 2020-04-11
    listed $219,000 Active 282-char remark

    Show marketing remark (282 chars)

    Well maintained duplex features one unit with 3 bedrooms/1 bath and other unit features 2 bedrooms/1 bath. 3 bedroom unit recently updated with new cabinets, counter tops, stove and dishwasher. Washer and dryers in each unit. Electric and water on separate meters. Close to DM AFB.

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: +$234/yr (+$20/mo · 13.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°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: $28,704
• − Mortgage interest: −$16,749
• − Property taxes: −$1,739
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$8,698
• Taxable loss: −$4,569
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $1,723/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 — 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): 42,558
• Household income: $56,121
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 2616.0

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 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 39% Two or more races 21% Black 6% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -368.96%
• Current HPI: 285.6805
• Rent YoY: ▲ 2.61%
• 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

+36.5% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $299,000 MLSSAZ
• 2026-04-21 Listed $330,000 MLSSAZ
• 2020-06-29 Sold (Public Records) $219,000 Public Records
• 2020-06-29 Sold (MLS) $219,000 MLSSAZ
• 2020-04-19 Contingent — MLSSAZ
• 2020-04-11 Listed $219,000 MLSSAZ

Property tax history

+1.7%/yr

Latest (2025): $1,739 · -8.1% YoY. Source: county tax records.