6725 S Downing Ave · Tucson, AZ 85756

$239,000

4 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 41 Days on market

Built 1971 7,754 sqft lot $192/sqft · 11% below area Est $267k · 11% under

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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 +18.3/30.0
• ARV discount +12.3/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brand new wood laminate floors and ceramic tile throughout. No Carpet. Freshly painted throughtout. Bright open floorplan. Oversized kitchen with large eating area. Ceiling fans. Split bedroom plan with three oversized bedrooms on one side of the house and one very private bedroom, with oversized closet, on the other side of the house. Huge backyard with patio and drive -in gate. Great access to Interstate 10. A Must See! Lots of house for the price!

Key facts

• Oversized kitchen
• Ceramic tile
• Large dining area

Tags

• UPDATED BATHROOM
• WOOD LAMINATE FLOORING
• CERAMIC TILE
• OVERSIZED KITCHEN
• LARGE DINING AREA
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected
• Home design: Single-family residence; One-story; Faces west
• Construction: Frame and stucco construction; Built-up reflective roof; Built in 2026
• Exterior features: Covered patio; Patio; Block and chain-link fencing; Paved road access; Subdivided lot

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air electric heating; Central air conditioning
• Interior features: Exhaust fan; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $212k (11.4% below list).
• Recommended offer: $212k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Craycroft Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 590 students, 82% FRL); Billy Lane Lauffer Middle School (math 5% / reading 15%, grade F, #188 of 218 statewide, top 88%, 428 students, 75% FRL); Desert View High School (math 9% / reading 12%, grade F, #295 of 381 statewide, top 78%, 2,169 students, 69% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 158 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 41 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $126k; list at $239k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,675 (11.4% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $267,302
• List price: $239,000
• Delta: -10.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5775 E Camino De Ayuda	0.31mi	3/2.0 (-1)	1,268 (+2%)	10mo	$285,000	$225	65
6872 S Avenida De Aventura	0.17mi	3/2.0 (-1)	1,141 (-8%)	13mo	$279,900	$245	58
5234 E Desert Straw Ln	0.70mi	3/2.0 (-1)	1,256 (+1%)	8mo	$264,900	$211	51
5252 E Desert Straw Ln	0.68mi	3/2.0 (-1)	1,256 (+1%)	10mo	$275,000	$219	50
5283 E Desert Straw Ln	0.64mi	3/2.0 (-1)	1,321 (+6%)	2mo	$282,000	$213	50
6976 S Goshawk Dr	0.50mi	3/2.0 (-1)	1,295 (+4%)	14mo	$260,000	$201	50
7172 S Shipmans Tale Ct	0.67mi	3/2.0 (-1)	1,318 (+6%)	7mo	$289,900	$220	45
5295 E Agave Vista Dr	0.53mi	3/2.0 (-1)	1,385 (+11%)	4mo	$275,000	$199	44
6169 E Stonechat Dr	0.67mi	3/2.0 (-1)	1,212 (-3%)	13mo	$262,500	$217	44
6952 S Ladys Thumb Ln	0.65mi	3/2.5 (-1)	1,340 (+8%)	3mo	$260,000	$194	44
7052 S Red Maids Dr	0.72mi	4/2.0	1,417 (+14%)	5mo	$255,000	$180	35
7021 S Red Maids Dr	0.71mi	3/2.5 (-1)	1,431 (+15%)	12mo	$290,000	$203	22

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-28,116
• Equity at exit: $35,636

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-19,437
• Equity at exit: $20,664

Cash invested: $66,920 (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: 158
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$103 /mo · $1,230/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $217

Break-even live

Break-even rent $1,842

Max offer price $239,000

Occupancy floor 85%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6965 S Ladys Thumb Ln Tucson, AZ	3.0	2.5	1340	$1,750	$1.31	14d	1	0.61mi
6385 S Ambarella Dr Tucson, AZ	3.0	2.0	1465	$1,799	$1.23	3d	1	0.62mi
6974 S Ladys Thumb Ln Tucson, AZ	3.0	3.0	1298	$2,000	$1.54	43d	1	0.62mi
7060 S Red Maids Dr Tucson, AZ	4.0	2.0	1417	$1,795	$1.27	43d	1	0.71mi
5095 E Fishhook Ct Tucson, AZ	3.0	2.0	1287	$1,695	$1.32	23d	1	0.71mi
7080 S Dunnock Dr Tucson, AZ	3.0	1.0	1212	$1,760	$1.45	3d	1	0.73mi
6330 S Crescent Peak Dr Tucson, AZ	3.0	2.0	1391	$1,795	$1.29	3d	1	1.00mi
6339 E Garden Stone Dr Tucson, AZ	3.0	2.0	1284	$1,695	$1.32	43d	1	1.50mi

Listing history 34 events

1. 2026-06-18
   days on market $239,000 Active 41 DOM
2. 2026-06-17
   days on market $239,000 Active 40 DOM
3. 2026-06-16
   days on market $239,000 Active 39 DOM
4. 2026-06-15
   days on market $239,000 Active 38 DOM
5. 2026-06-13
   days on market $239,000 Active 36 DOM
6. 2026-06-13
   pricedays on market $239,000 Active 35 DOM
7. 2026-06-10
   days on market $245,000 Active 33 DOM
8. 2026-06-09
   days on market $245,000 Active 32 DOM
9. 2026-06-08
   days on market $245,000 Active 31 DOM
10. 2026-06-07
    days on market $245,000 Active 30 DOM
11. 2026-06-05
    days on market $245,000 Active 27 DOM
12. 2026-06-03
    days on market $245,000 Active 26 DOM
13. 2026-06-02
    days on market $245,000 Active 25 DOM
14. 2026-06-01
    days on market $245,000 Active 24 DOM
15. 2026-05-31
    days on market $245,000 Active 23 DOM
16. 2026-05-08
    listed $245,000 Active 804-char remark
17. 2018-03-28
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Beautiful brand new wood laminate floors and ceramic tile throughout. No Carpet. Freshly painted throughtout. Bright open floorplan. Oversized kitchen with large eating area. Ceiling fans. Split bedroom plan with three oversized bedrooms on one side of the house and one very private bedroom, with oversized closet, on the other side of the house. Huge backyard with patio and drive -in gate. Great access to Interstate 10. A Must See! Lots of house for the price!

18. 2018-03-28
    soldstatus $125,500 Closed 464-char remark

    Show marketing remark (464 chars)

    Beautiful brand new wood laminate floors and ceramic tile throughout. No Carpet. Freshly painted throughtout. Bright open floorplan. Oversized kitchen with large eating area. Ceiling fans. Split bedroom plan with three oversized bedrooms on one side of the house and one very private bedroom, with oversized closet, on the other side of the house. Huge backyard with patio and drive -in gate. Great access to Interstate 10. A Must See! Lots of house for the price!

19. 2018-03-16
    soldstatus $125,500
20. 2018-02-15
    historical Active Contingent 464-char remark

    Show marketing remark (464 chars)

    Beautiful brand new wood laminate floors and ceramic tile throughout. No Carpet. Freshly painted throughtout. Bright open floorplan. Oversized kitchen with large eating area. Ceiling fans. Split bedroom plan with three oversized bedrooms on one side of the house and one very private bedroom, with oversized closet, on the other side of the house. Huge backyard with patio and drive -in gate. Great access to Interstate 10. A Must See! Lots of house for the price!

21. 2018-02-12
    listed $119,900 Active 464-char remark

    Show marketing remark (464 chars)

    Beautiful brand new wood laminate floors and ceramic tile throughout. No Carpet. Freshly painted throughtout. Bright open floorplan. Oversized kitchen with large eating area. Ceiling fans. Split bedroom plan with three oversized bedrooms on one side of the house and one very private bedroom, with oversized closet, on the other side of the house. Huge backyard with patio and drive -in gate. Great access to Interstate 10. A Must See! Lots of house for the price!

22. 2008-06-06
    historical
23. 2008-02-07
    listed $129,900
24. 2008-01-23
    soldstatus $87,500
25. 2007-08-07
    listed $133,000
26. 2006-07-31
    soldstatus $145,000
27. 2006-07-31
    soldstatus $145,000
28. 2006-02-02
    listed $154,900
29. 2005-10-18
    soldstatus $85,000
30. 2005-10-18
    soldstatus $90,000
31. 1996-02-29
    soldstatus $56,000
32. 1989-09-01
    soldstatus $41,000
33. 1988-09-01
    soldstatus $40,000
34. 1987-09-01
    soldstatus $42,800

ⓘ 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: $1,230 · $103/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$347/yr (+$29/mo · 28.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥104°F today · 16 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: $25,401
• − Mortgage interest: −$13,388
• − Property taxes: −$1,230
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$6,953
• Taxable loss: −$1,429
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $2,944/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

+458.4% since first listed

20 events — show timeline

• 2026-06-12 Price Changed $239,000 MLSSAZ
• 2026-05-08 Listed $245,000 MLSSAZ
• 2018-03-28 Pending — MLSSAZ
• 2018-03-28 Sold (MLS) $125,500 MLSSAZ
• 2018-03-16 Sold (Public Records) $125,500 Public Records
• 2018-02-15 Contingent — MLSSAZ
• 2018-02-12 Listed $119,900 MLSSAZ
• 2008-06-06 Listing Removed — MLSSAZ
• 2008-02-07 Listed $129,900 MLSSAZ
• 2008-01-23 Sold (MLS) $87,500 MLSSAZ
• 2007-08-07 Listed $133,000 MLSSAZ
• 2006-07-31 Sold (Public Records) $145,000 Public Records
• 2006-07-31 Sold (MLS) $145,000 MLSSAZ
• 2006-02-02 Listed $154,900 MLSSAZ
• 2005-10-18 Sold (Public Records) $90,000 Public Records
• 2005-10-18 Sold (Public Records) $85,000 Public Records
• 1996-02-29 Sold (Public Records) $56,000 Public Records
• 1989-09-01 Sold (Public Records) $41,000 Public Records
• 1988-09-01 Sold (Public Records) $40,000 Public Records
• 1987-09-01 Sold (Public Records) $42,800 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,230 · +4.5% YoY. Source: county tax records.